Location: Wilkes County, GA | Metro: Lincoln County, GA HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $770 |
| 1 Bedroom | $790 |
| 2 Bedrooms | $1,030 |
| 3 Bedrooms | $1,340 |
| 4 Bedrooms | $1,350 |
| 5 Bedrooms | $1,566 |
| 6 Bedrooms | $1,754 |
| 7 Bedrooms | $1,894 |
| 8 Bedrooms | $1,989 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,030 | $170,908 | 0.6% | D |
| 3BR | $1,340 | $286,326 | 0.47% | F |
| 4BR | $1,350 | $472,044 | 0.29% | F |
U.S. Census Bureau data (2024)
The ZIP code 30817, located in Lincolnton, GA, presents an interesting mix of yield and stability metrics that can guide real estate investment decisions.
On the yield axis, the Federal Market Rent (FMR) for FY 2024 stands at $890, which is notably higher than the market rent of $790. This suggests a potential upside if you can secure Section 8 tenants, who are guaranteed by the government to pay the FMR. The median home value of $266,965 provides a baseline for investment costs. However, the gap between the FMR and market rent indicates that there might be competition for Section 8 tenants, as the higher rent could also attract non-subsidized tenants willing to pay closer to the FMR.
Moving to the stability axis, the ZIP code has a significant portion of renters at 26.2%. While this figure is substantial, it lacks the context of days on market (DOM), which would indicate how quickly properties turn over. The average household income of $57,089 suggests a moderate economic base, which is important for long-term stability but does not guarantee low turnover rates without additional data.
Based on these figures, ZIP 30817 appears to be a moderate yield and moderate stability market. It is neither a high-yield/low-stability flip-style market nor a steady-cashflow zone. The higher FMR compared to the market rent offers an opportunity for increased cash flow, but the relatively low income levels and lack of DOM data suggest that stability is not guaranteed. Landlords should carefully consider the balance between pursuing higher rents and ensuring stable occupancy.
To illustrate, the potential rental income from a Section 8 tenant at $890 per month is $10,680 annually, while a market-rate tenant might only bring in $9,480 annually at $790 per month. However, the risk of vacancy and the challenge of finding and retaining Section 8 tenants must be weighed against this potential increase in yield.
In conclusion, ZIP 30817 offers a middle ground where investors can seek reasonable returns without fully committing to the volatility of high-yield markets. Careful tenant selection and property management practices will be key to success in this area.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.