Hall County/Flowery Branch/30542

30542

ZIPSAFMR

Hall County, GA

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ZIP Investment Score

74Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,460	$1,360	3.2%
1 BR	$1,750	$1,340	4.8%
2 BR	$1,900	$1,720	3.6%
3 BR	$2,290	$1,930	2.8%
4 BR	$2,740	$2,250	4.8%
5 BR	$3,151	Not available	4.8%
6 BR	$3,624	Not available	4.8%
7 BR	$4,167	Not available	4.8%
8 BR	$4,792	Not available	4.8%

Purchase Price Calculator

Maximum purchase price

$193,675

Cost breakdown

+Likely effective rent$1,720

HUD FMR$1,900

Market rentUsed$1,720

Est. payment standard (94%)$1,780

-Principal and interest-$979

Loan amount$154,940

Down payment$38,735

Rate6.50%

Term30 years

-Operating costs-$541

Property taxes-$194

Insurance-$175

Utilities$0

HOA$0

Management-$172

=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

+$27,643(71.4% ROI)

Projected value

$208,567

Return breakdown

Property appreciation+$14,892

Loan principal paid down+$5,551

Rental cash flow+$7,200

5-year hold

+$47,350(122.2% ROI)

Projected value

$219,125

Return breakdown

Property appreciation+$25,450

Loan principal paid down+$9,899

Rental cash flow+$12,000

10-year hold

+$101,833(262.9% ROI)

Projected value

$247,920

Return breakdown

Property appreciation+$54,245

Loan principal paid down+$23,588

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.07ratio

FMR$1,460

Market$1,360

vs market+$100

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

1.07

1 BR

1.31ratio

FMR$1,750

Market$1,340

vs market+$410

FMR is above market; underwrite to market rent.

1.31

2 BR

1.10ratio

FMR$1,900

Market$1,720

vs market+$180

FMR is above market; underwrite to market rent.

1.10

3 BR

1.19ratio

FMR$2,290

Market$1,930

vs market+$360

FMR is above market; underwrite to market rent.

1.19

4 BR

1.22ratio

FMR$2,740

Market$2,250

vs market+$490

FMR is above market; underwrite to market rent.

1.22

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 30542 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 30542 (Flowery Branch, GA) is $1,900 a month. That is up 3.3% from $1,840 in FY 2026. Flowery Branch 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, 30542 has the 3rd-highest two-bedroom rent (county range $1,140–$2,140). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 30542 is 80% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 30542
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,430	$1,460	+2.1%	$1,314–$1,606
1BR	$1,680	$1,750	+4.2%	$1,575–$1,925
2BR	$1,840	$1,900	+3.3%	$1,710–$2,090
3BR	$2,230	$2,290	+2.7%	$2,061–$2,519
4BR	$2,590	$2,740	+5.8%	$2,466–$3,014

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 30542
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,460	$1,750	$1,900	$2,290	$2,740
FY 2026	$1,430	$1,680	$1,840	$2,230	$2,590
FY 2025	$1,390	$1,640	$1,820	$2,190	$2,470
FY 2024	$1,330	$1,520	$1,710	$2,110	$2,380
FY 2023	$1,190	$1,310	$1,480	$1,880	$2,130

Two-bedroom rent in nearby Hall County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 30542
30518	$1,830	−3.7%
30519	$2,140	+12.6%
30527	$1,370	−27.9%
30528	$1,370	−27.9%
30531	$1,370	−27.9%
30533	$1,140	−40.0%
30542Current	$1,900	—
30543	$1,480	−22.1%
30548	$1,490	−21.6%
30554	$1,370	−27.9%
30564	$1,370	−27.9%
30566	$1,590	−16.3%

Questions about ZIP 30542 rents

How much will Section 8 pay for a two-bedroom in ZIP 30542?

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 $1,900 it would be $1,710 to $2,090. 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 30542 in?

ZIP 30542 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 30542 for FY 2027?

The two-bedroom FMR rose 3.3%, from $1,840 in FY 2026 to $1,900 in FY 2027. Since FY 2023 it has risen 28.4%.

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 Flowery Branch, GA fair market rent GA statewide rents What is SAFMR?Data sources