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Bibb County/Macon/31204

31204

ZIPSAFMR
Bibb County, GA
Zillow

ZIP Investment Score

175High yield potential

095130300
BRFMR
Eff. Rent
0 BR$1,020$780
1 BR$1,070$800
2 BR$1,210$1,000
3 BR$1,440$1,340
4 BR$1,590$1,630
5 BR$1,828Not available
6 BR$2,103Not available
7 BR$2,418Not available
8 BR$2,781Not available

Purchase Price Calculator

Maximum purchase price
$86,683

Cost breakdown

+Likely effective rent$1,000
HUD FMR$1,210
Market rentUsed$1,000
Est. payment standard (90%)$1,090
-Principal and interest-$438
Loan amount$69,346
Down payment$17,337
Rate6.50%
Term30 years
-Operating costs-$362
Property taxes-$87
Insurance-$175
Utilities$0
HOA$0
Management-$100
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,350(94.3% ROI)
Projected value
$93,348
Return breakdown
Property appreciation+$6,665
Loan principal paid down+$2,485
Rental cash flow+$7,200
5-year hold
+$27,821(160.5% ROI)
Projected value
$98,074
Return breakdown
Property appreciation+$11,391
Loan principal paid down+$4,431
Rental cash flow+$12,000
10-year hold
+$58,836(339.4% ROI)
Projected value
$110,962
Return breakdown
Property appreciation+$24,279
Loan principal paid down+$10,557
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.31
1 BR
1.34
2 BR
1.21
3 BR
1.07
4 BR
0.96
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 31204 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 31204 (Macon, GA) is $1,210 a month. That is up 0.8% from $1,200 in FY 2026. Macon is in the Macon-Bibb County, GA HUD Metro FMR Area. 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 $1,309. Among 19 ZIP codes in Bibb County, 31204 has the 13th-highest two-bedroom rent (county range $1,180–$1,740). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 31204 is 14% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 31204
BedroomsFY 2027Change90–110% range
Studio$1,020+2.0%$918–$1,122
1BR$1,070+0.9%$963–$1,177
2BR$1,210+0.8%$1,089–$1,331
3BR$1,4400.0%$1,296–$1,584
4BR$1,5900.0%$1,431–$1,749

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 31204
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,020$1,070$1,210$1,440$1,590
FY 2026$1,000$1,060$1,200$1,440$1,590
FY 2025$890$950$1,100$1,330$1,460
FY 2024$780$870$1,000$1,220$1,330
FY 2023$650$750$870$1,080$1,170

Two-bedroom rent in nearby Bibb County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 31204
31201$1,320+9.1%
31202$1,330+9.9%
31203$1,330+9.9%
31204Current$1,210—
31205$1,330+9.9%
31206$1,180−2.5%
31207$1,300+7.4%
31208$1,330+9.9%
31209$1,330+9.9%
31210$1,740+43.8%
31211$1,180−2.5%
31213$1,330+9.9%

Questions about ZIP 31204 rents

How much will Section 8 pay for a two-bedroom in ZIP 31204?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,309, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,178 to $1,440 a month; under the ZIP-level Small Area FMR of $1,210 it would be $1,089 to $1,331. 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 31204 in?

ZIP 31204 is in the Macon-Bibb County, GA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,309.

How much did fair market rent change in ZIP 31204 for FY 2027?

The two-bedroom FMR rose 0.8%, from $1,200 in FY 2026 to $1,210 in FY 2027. Since FY 2023 it has risen 39.1%.

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 rentMacon, GA fair market rentGA statewide rentsWhat is SAFMR?Data sources