Location: Berrien 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 | $940 |
| 1 Bedroom | $950 |
| 2 Bedrooms | $1,210 |
| 3 Bedrooms | $1,640 |
| 4 Bedrooms | $1,920 |
| 5 Bedrooms | $2,227 |
| 6 Bedrooms | $2,494 |
| 7 Bedrooms | $2,694 |
| 8 Bedrooms | $2,829 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,640 | $227,285 | 0.72% | D |
| 4BR | $1,920 | $276,096 | 0.7% | D |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors in ZIP code 31645, located in Berrien County, Georgia, reveals a rental market where HUD's Fair Market Rent (FMR) stands at $990 for the fiscal year 2024. This figure is notably lower than the market rent of $1,098, based on Census ACS data. As such, landlords can expect to cashflow marginally when accepting vouchers, particularly with units priced closer to the FMR rather than the higher market rent.
To understand the potential for investment, consider the median home value in the area, which is $223,239. The rent-to-price ratio calculated using the HUD FMR is approximately 0.44%, while using the market rent yields a slightly better ratio of about 0.49%. These ratios suggest that rental income is modest relative to property values, but still provides a steady stream of cash flow for investors who can manage their properties efficiently.
Note that the data does not provide the median Days on Market (DOM) or the percentage of homes that experienced price cuts. However, given the stable nature of the housing market in ZIP 31645, these factors likely do not significantly impact the rent-versus-buy dynamics. The consistent demand for rental properties, especially those that qualify under Section 8, indicates a reliable tenant pool.
The strongest angle for investors in this market is stability. With a predictable rental income and a low-risk environment, investors can rely on steady returns without the volatility often seen in other markets. This makes ZIP 31645 an attractive option for those seeking a safe and dependable investment portfolio.
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.