Location: Jeff Davis County, GA | Metro: Appling County, GA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $800 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,220 |
| 4 Bedrooms | $1,450 |
| 5 Bedrooms | $1,682 |
| 6 Bedrooms | $1,884 |
| 7 Bedrooms | $2,035 |
| 8 Bedrooms | $2,137 |
U.S. Census Bureau data (2024)
In ZIP code 31539, there are several factors that could pose challenges for landlords considering Section 8 investments. Tenant turnover is a significant concern, with the market rent at $646 being notably lower than the Fair Market Rent (FMR) of $970 for the metro area in fiscal year 2026. This discrepancy suggests that tenants might seek higher-rent properties outside the Section 8 program, leading to higher turnover rates.
Vacancy exposure is another issue. The average days on market (DOM) is currently not available, which makes it difficult to predict how long it might take to fill vacancies. Given the competitive nature of rental markets, extended vacancy periods can lead to significant financial losses for landlords.
The deferred maintenance exposure is also noteworthy. With a typical home value of $147,076 and a median income of $38,737, residents may struggle to afford necessary repairs and maintenance. This can result in increased costs for landlords to maintain property standards required by the Section 8 program.
However, these risks must be weighed against the high renter share in the area, which stands at 28.5%. High renter density often correlates with a higher demand for housing vouchers, potentially stabilizing occupancy rates. Additionally, the concentration of renters may indicate a robust local rental market, which could mitigate some of the financial risks associated with tenant turnover and vacancy exposure.
Verdict: Moderate risk for a first-time Section 8 landlord.
Data Sources: FMR data from HUD (2027). 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.