Location: Clinch County, GA | Metro: Valdosta, GA MSA
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 | $830 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $1,080 |
| 3 Bedrooms | $1,430 |
| 4 Bedrooms | $1,730 |
| 5 Bedrooms | $2,007 |
| 6 Bedrooms | $2,248 |
| 7 Bedrooms | $2,428 |
| 8 Bedrooms | $2,549 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,430 | $222,838 | 0.64% | D |
| 4BR | $1,730 | $290,143 | 0.6% | F |
U.S. Census Bureau data (2024)
The potential pitfalls of investing in ZIP 31635 under the Section 8 program are significant. Tenant turnover is a critical issue, with market rents at $875 falling below the Fair Market Rent (FMR) of $940 for FY 2024. This discrepancy can lead to frequent changes in occupancy, which increases operational costs and reduces the predictability of cash flow. Additionally, the vacancy exposure is high due to the lack of data on days on market (DOM), indicating that properties might remain vacant for extended periods. The deferred maintenance exposure is another concern, given the typical home value of $210,268 and a median income of $45,414. These figures suggest that homeowners may struggle to keep up with necessary repairs and improvements, leading to potential quality issues for rental properties.
However, these risks must be weighed against the high renter share in the area, which stands at 28.0%. High renter density typically translates into higher demand for housing vouchers, making it easier for landlords to find tenants willing to pay the FMR through the Section 8 program. This demand can provide a steady stream of qualified renters, mitigating some of the risks associated with vacancy and turnover.
In conclusion, the verdict for ZIP 31635 is moderate risk for a first-time Section 8 landlord. While there are notable challenges, the strong rental market offers a buffer against some of the inherent risks.
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.