Location: Macon-Bibb 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 | $1,160 |
| 1 Bedroom | $1,220 |
| 2 Bedrooms | $1,370 |
| 3 Bedrooms | $1,630 |
| 4 Bedrooms | $1,800 |
| 5 Bedrooms | $2,088 |
| 6 Bedrooms | $2,339 |
| 7 Bedrooms | $2,526 |
| 8 Bedrooms | $2,652 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,370 | $133,063 | 1.03% | B |
| 3BR | $1,630 | $235,348 | 0.69% | D |
| 4BR | $1,800 | $288,293 | 0.62% | D |
| 5BR | $2,088 | $352,733 | 0.59% | F |
U.S. Census Bureau data (2024)
The ZIP code 31216 in Macon, GA, presents an interesting scenario for real estate investors looking into Section 8 properties. With a Fair Market Rent (FMR) of $1,260 for fiscal year 2024, it closely mirrors the market rent at $1,277. This indicates that the rental income from Section 8 housing is nearly on par with market rates, offering a competitive yield.
However, the median home value of $244,828 suggests that property acquisition costs are relatively high compared to the average rental income. This makes the potential return on investment moderate, considering the initial capital required. The rental yield, therefore, is not exceptionally high but remains solid within the context of the local real estate market.
Regarding stability, the area has 13.9% of its population as renters, which is a modest percentage. The lack of data on days on market (DOM) could indicate either a stable rental market where properties are quickly leased or a less active market with fewer transactions. Additionally, the median household income of $72,452 provides some assurance regarding the financial stability of tenants, although it's lower than the national average, which can impact long-term stability.
Based on these figures, ZIP 31216 is best classified as a steady-cashflow zone rather than a high-yield/low-stability flip-style market. The close alignment of FMR and market rent ensures consistent cash flow, while the median income level supports a degree of tenant reliability. However, the relatively high median home value means that the overall yield might not be as attractive for those seeking quick returns through property flipping. For small-portfolio investors and landlords, this area offers a balanced opportunity for long-term investment with predictable returns.
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.