30812

ZIPSAFMR

Richmond County, GA

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$980	$1,030	9.3%
1 BR	$1,180	$1,090	9.9%
2 BR	$1,310	$1,270	8.7%
3 BR	$1,650	$1,430	6.7%
4 BR	$2,010	$1,670	6.8%
5 BR	$2,312	Not available	6.8%
6 BR	$2,658	Not available	6.8%
7 BR	$3,057	Not available	6.8%
8 BR	$3,516	Not available	6.8%

Purchase Price Calculator

Maximum purchase price

$126,805

Cost breakdown

+Likely effective rent$1,270

HUD FMR$1,310

Market rentUsed$1,270

Est. payment standard (98%)$1,280

-Principal and interest-$641

Loan amount$101,444

Down payment$25,361

Rate6.50%

Term30 years

-Operating costs-$429

Property taxes-$127

Insurance-$175

Utilities$0

HOA$0

Management-$127

=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

+$20,585(81.2% ROI)

Projected value

$136,555

Return breakdown

Property appreciation+$9,750

Loan principal paid down+$3,634

Rental cash flow+$7,200

5-year hold

+$35,144(138.6% ROI)

Projected value

$143,468

Return breakdown

Property appreciation+$16,663

Loan principal paid down+$6,481

Rental cash flow+$12,000

10-year hold

+$74,960(295.6% ROI)

Projected value

$162,321

Return breakdown

Property appreciation+$35,516

Loan principal paid down+$15,444

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.93ratio

FMR$980

Market$1,050

vs market-$70

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

0.93

1 BR

1.08ratio

FMR$1,180

Market$1,090

vs market+$90

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

1.08

2 BR

1.03ratio

FMR$1,310

Market$1,270

vs market+$40

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

1.03

3 BR

1.15ratio

FMR$1,650

Market$1,430

vs market+$220

FMR is above market; underwrite to market rent.

1.15

4 BR

1.20ratio

FMR$2,010

Market$1,670

vs market+$340

FMR is above market; underwrite to market rent.

1.20

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 30812 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 30812 (Gracewood, GA) is $1,310 a month. That is up 8.3% from $1,210 in FY 2026. Gracewood is in the Augusta-Richmond County, GA-SC HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 15 ZIP codes in Richmond County, 30812 is tied for the 11th-highest two-bedroom rent (county range $1,000–$1,970). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 30812 is 24% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 30812
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$900	$980	+8.9%	$882–$1,078
1BR	$1,070	$1,180	+10.3%	$1,062–$1,298
2BR	$1,210	$1,310	+8.3%	$1,179–$1,441
3BR	$1,560	$1,650	+5.8%	$1,485–$1,815
4BR	$1,900	$2,010	+5.8%	$1,809–$2,211

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 30812
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$980	$1,180	$1,310	$1,650	$2,010
FY 2026	$900	$1,070	$1,210	$1,560	$1,900
FY 2025	$810	$960	$1,090	$1,430	$1,750
FY 2024	$750	$890	$1,020	$1,360	$1,650
FY 2023	$750	$890	$1,020	$1,370	$1,680

Two-bedroom rent in nearby Richmond County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 30812
30805	$1,000	−23.7%
30812Current	$1,310	—
30813	$1,750	+33.6%
30815	$1,420	+8.4%
30901	$1,170	−10.7%
30903	$1,340	+2.3%
30904	$1,270	−3.1%
30905	$1,970	+50.4%
30906	$1,310	0.0%
30907	$1,490	+13.7%
30909	$1,590	+21.4%
30912	$1,340	+2.3%

Questions about ZIP 30812 rents

How much will Section 8 pay for a two-bedroom in ZIP 30812?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,310, that basic range is $1,179 to $1,441 a month. 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 30812 in?

ZIP 30812 is in the Augusta-Richmond County, GA-SC HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 30812 for FY 2027?

The two-bedroom FMR rose 8.3%, from $1,210 in FY 2026 to $1,310 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 Gracewood, GA fair market rent GA statewide rents What is SAFMR?Data sources