30502

ZIPSAFMR

Hall County, GA

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,180	$1,300	3.0%
1 BR	$1,410	$1,480	4.4%
2 BR	$1,540	$1,680	3.5%
3 BR	$1,860	$1,910	2.6%
4 BR	$2,220	$2,220	4.6%
5 BR	$2,553	Not available	4.6%
6 BR	$2,936	Not available	4.6%
7 BR	$3,376	Not available	4.6%
8 BR	$3,883	Not available	4.6%

Purchase Price Calculator

Maximum purchase price

$187,731

Cost breakdown

+Likely effective rent$1,680

HUD FMR$1,540

Market rent$1,760

Est. payment standard (109%)Used$1,680

-Principal and interest-$949

Loan amount$150,185

Down payment$37,546

Rate6.50%

Term30 years

-Operating costs-$531

Property taxes-$188

Insurance-$175

Utilities$0

HOA$0

Management-$168

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$27,015(72.0% ROI)

Projected value

$202,166

Return breakdown

Property appreciation+$14,435

Loan principal paid down+$5,381

Rental cash flow+$7,200

5-year hold

+$46,265(123.2% ROI)

Projected value

$212,400

Return breakdown

Property appreciation+$24,669

Loan principal paid down+$9,595

Rental cash flow+$12,000

10-year hold

+$99,444(264.9% ROI)

Projected value

$240,311

Return breakdown

Property appreciation+$52,581

Loan principal paid down+$22,864

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.84ratio

FMR$1,180

Market$1,410

vs market-$230

FMR is below market; voucher rent may lag private rents.

0.84

1 BR

0.93ratio

FMR$1,410

Market$1,510

vs market-$100

FMR is near market; voucher and private rents are aligned.

0.93

2 BR

0.88ratio

FMR$1,540

Market$1,760

vs market-$220

FMR is below market; voucher rent may lag private rents.

0.88

3 BR

0.96ratio

FMR$1,860

Market$1,930

vs market-$70

FMR is near market; voucher and private rents are aligned.

0.96

4 BR

1.00ratio

FMR$2,220

Market$2,220

vs market+$0

FMR is near market; voucher and private rents are aligned.

1.00

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 30502 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 30502 (Chestnut Mountain, GA) is $1,540 a month. That is up 2.0% from $1,510 in FY 2026. Chestnut Mountain is in the Gainesville, GA MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,543. Among 22 ZIP codes in Hall County, 30502 is tied for the 8th-highest two-bedroom rent (county range $1,140–$2,140). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 30502 is 46% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 30502
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,170	$1,180	+0.9%	$1,062–$1,298
1BR	$1,380	$1,410	+2.2%	$1,269–$1,551
2BR	$1,510	$1,540	+2.0%	$1,386–$1,694
3BR	$1,830	$1,860	+1.6%	$1,674–$2,046
4BR	$2,120	$2,220	+4.7%	$1,998–$2,442

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 30502
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,180	$1,410	$1,540	$1,860	$2,220
FY 2026	$1,170	$1,380	$1,510	$1,830	$2,120
FY 2025	$1,150	$1,360	$1,510	$1,820	$2,050
FY 2024	$1,080	$1,240	$1,390	$1,720	$1,940
FY 2023	$970	$1,060	$1,200	$1,520	$1,730

Two-bedroom rent in nearby Hall County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 30502
30501	$1,550	+0.6%
30502Current	$1,540	—
30503	$1,540	0.0%
30504	$1,560	+1.3%
30506	$1,490	−3.2%
30507	$1,400	−9.1%
30510	$1,370	−11.0%
30517	$1,990	+29.2%
30518	$1,830	+18.8%
30519	$2,140	+39.0%
30527	$1,370	−11.0%
30528	$1,370	−11.0%

Questions about ZIP 30502 rents

How much will Section 8 pay for a two-bedroom in ZIP 30502?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,543, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,389 to $1,697 a month; under the ZIP-level Small Area FMR of $1,540 it would be $1,386 to $1,694. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 30502 in?

ZIP 30502 is in the Gainesville, GA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,543.

How much did fair market rent change in ZIP 30502 for FY 2027?

The two-bedroom FMR rose 2.0%, from $1,510 in FY 2026 to $1,540 in FY 2027. Since FY 2023 it has risen 28.3%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rent Chestnut Mountain, GA fair market rent GA statewide rents What is SAFMR?Data sources