Location: Clinch County, GA | Metro: Valdosta, GA MSA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $930 |
| 1 Bedroom | $930 |
| 2 Bedrooms | $1,180 |
| 3 Bedrooms | $1,620 |
| 4 Bedrooms | $1,780 |
| 5 Bedrooms | $2,065 |
| 6 Bedrooms | $2,313 |
| 7 Bedrooms | $2,498 |
| 8 Bedrooms | $2,623 |
U.S. Census Bureau data (2024)
The analysis of ZIP 31630, located in Clinch County, Georgia, reveals several key points that are crucial for landlords and small-portfolio investors.
The first question addresses whether the rent math works. The Fair Market Rent (FMR) for the area in fiscal year 2024 is set at $910. However, the market rent as per the Census ACS is lower, at $822. This indicates that landlords might face some challenges in setting rents at the FMR level without potentially losing tenants to more competitively priced options.
Regarding the affordability of property acquisition, the median home value in ZIP 31630 stands at $126,853. Unfortunately, specific data on days on the market (DOM) and the percentage of homes that require price cuts are not available. This lack of detail makes it difficult to assess how quickly properties can be sold and if there's a need to adjust asking prices to facilitate sales.
The third point concerns tenant demand. With a total population of 840, the renter share is relatively low at 8.2%. This suggests that the pool of potential tenants is limited, which could impact the ability to consistently fill rental units.
Verdict: The rent math in ZIP 31630 does not favor landlords aiming to charge the FMR, as the market rent is significantly lower. Property acquisition is moderately affordable, but without detailed DOM and price-cut data, it's challenging to gauge the ease of selling homes. Tenant demand is low due to the small population and low renter share, indicating that landlords should expect a limited pool of renters. Overall, ZIP 31630 presents a less attractive investment opportunity for those looking to enter the rental market.
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.