Location: Wilcox County, GA | Metro: Crisp County, GA
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 | $790 |
| 1 Bedroom | $790 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,190 |
| 4 Bedrooms | $1,470 |
| 5 Bedrooms | $1,705 |
| 6 Bedrooms | $1,910 |
| 7 Bedrooms | $2,063 |
| 8 Bedrooms | $2,166 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $58,792 | 1.7% | A+ |
| 3BR | $1,190 | $155,408 | 0.77% | D |
| 4BR | $1,470 | $308,367 | 0.48% | F |
U.S. Census Bureau data (2024)
The potential risks for investing in Section 8 properties in ZIP code 31015 in Cordele, GA, must be carefully considered. First, tenant turnover is likely to be high due to the significant gap between the market rent of $776 and the Fair Market Rent (FMR) of $970 for FY 2026 in the metropolitan area. This discrepancy can lead to tenants seeking higher-paying jobs or moving to areas where their income better matches the cost of living, increasing the likelihood of frequent turnover.
Vacancy exposure is another concern. With the days on market (DOM) being listed as N/A, it's unclear how long properties might remain vacant. However, given the economic conditions in the area, where the median income stands at $44,452, landlords should anticipate periods of vacancy that could stretch longer than average. The typical home value in the area is $134,969, which indicates that the housing market is relatively affordable but also suggests limited financial resources for homeowners, potentially leading to deferred maintenance issues.
Despite these challenges, the high renter share of 46.0% in ZIP 31015 points to a robust demand for rental properties, including those utilizing Section 8 vouchers. A large portion of the population renting rather than owning homes typically correlates with a higher number of individuals who qualify for government assistance programs such as Section 8. This demand can help mitigate some of the risks associated with vacancy and turnover, ensuring a steady stream of potential tenants.
In conclusion, while there are notable risks related to tenant turnover, vacancy exposure, and deferred maintenance, the high renter share in ZIP 31015 offers a counterbalance. The overall risk for a first-time Section 8 landlord in this area is moderate.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.