Location: Sumter County, GA | Metro: Sumter County, GA
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 | $890 |
| 1 Bedroom | $890 |
| 2 Bedrooms | $1,170 |
| 3 Bedrooms | $1,390 |
| 4 Bedrooms | $1,540 |
| 5 Bedrooms | $1,786 |
| 6 Bedrooms | $2,000 |
| 7 Bedrooms | $2,160 |
| 8 Bedrooms | $2,268 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,170 | $94,514 | 1.24% | A |
| 3BR | $1,390 | $150,200 | 0.93% | C |
| 4BR | $1,540 | $242,804 | 0.63% | D |
U.S. Census Bureau data (2024)
The Section 8 market analysis for ZIP code 31709, located in Americus, GA, and part of the Sumter County metro area, reveals a favorable environment for investors seeking to leverage the Housing Choice Voucher program. The HUD Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,120, which is notably higher than the market rent of $893 as reported by the Census Bureau's American Community Survey (ACS).
This discrepancy indicates that voucher tenants can provide positive cash flow for landlords, even when renting out standard units without requiring premium features. The difference between the HUD FMR and the actual market rent suggests a margin of approximately $227 per month, allowing landlords to cover operating costs and potentially generate profit.
To further analyze the investment potential, consider the median home value in ZIP 31709, which stands at $141,899. This figure yields a rent-to-price ratio of about 0.63%, indicating that rental income could be a significant portion of the total property value. While this metric alone does not determine investment viability, it does suggest that rental properties can offer a reasonable return relative to their purchase price.
The dynamics between rental and buying markets also play a role in investment decisions. With a median Days on Market (DOM) of N/A and a negligible 0.1% of homes needing price cuts, the local real estate market shows signs of stability. This stability supports the idea that rental properties will continue to attract tenants, including those using Section 8 vouchers, without the need for frequent price adjustments.
In conclusion, the strongest angle for Section 8 investors in ZIP 31709 is cash flow. The substantial gap between the HUD FMR and the actual market rent ensures that landlords can expect positive cash flow from voucher tenants, making this an attractive option for both landlords and small-portfolio investors looking to capitalize on government assistance programs.
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.