Location: Upson County, GA | Metro: Macon-Bibb 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 | $980 |
| 1 Bedroom | $1,050 |
| 2 Bedrooms | $1,180 |
| 3 Bedrooms | $1,420 |
| 4 Bedrooms | $1,560 |
| 5 Bedrooms | $1,810 |
| 6 Bedrooms | $2,027 |
| 7 Bedrooms | $2,189 |
| 8 Bedrooms | $2,298 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,420 | $281,114 | 0.51% | F |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors targeting ZIP code 31016 in Upson County, GA reveals a favorable environment for rental properties. The Fair Market Rent (FMR) set by HUD for this area in fiscal year 2024 is $890 per month, which significantly exceeds the average market rent reported by the Census Bureau's American Community Survey (ACS), which stands at $467 per month. This substantial gap indicates that voucher tenants can cashflow positively at the HUD FMR, providing a strong financial benefit to landlords.
To further analyze the investment potential, consider the median home value in the area, which is $244,849. Using this figure, we can calculate the rent-to-price ratio. With an average market rent of $467, the annual rent is approximately $5,604. Dividing this by the median home value yields a rent-to-price ratio of roughly 2.29%. This low ratio suggests that buying a home in this area might be more financially prudent than renting for most individuals, but it also implies that rental properties can command higher rents relative to property values, enhancing their attractiveness to investors.
The dynamics of days on market (DOM) and price cut shares, however, are not applicable in this scenario as they are marked as N/A. This absence of data does not affect the primary conclusion that the disparity between HUD FMR and market rent supports positive cashflow for voucher tenants.
In summary, the strongest investor angle in ZIP 31016 is cashflow. The high HUD FMR compared to the local market rent ensures that Section 8 vouchers will cover the costs and provide additional income, making it an attractive option for landlords and small-portfolio investors looking to generate steady returns.
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.