31213

ZIPSAFMR

Bibb County, GA

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,130	$960	7.9%
1 BR	$1,180	$910	5.3%
2 BR	$1,330	$1,120	4.7%
3 BR	$1,580	$1,490	3.6%
4 BR	$1,750	$1,850	4.4%
5 BR	$2,012	Not available	4.3%
6 BR	$2,314	Not available	4.3%
7 BR	$2,662	Not available	4.4%
8 BR	$3,061	Not available	4.4%

Purchase Price Calculator

Maximum purchase price

$104,515

Cost breakdown

+Likely effective rent$1,120

HUD FMR$1,330

Market rentUsed$1,120

Est. payment standard (90%)$1,200

-Principal and interest-$528

Loan amount$83,612

Down payment$20,903

Rate6.50%

Term30 years

-Operating costs-$392

Property taxes-$105

Insurance-$175

Utilities$0

HOA$0

Management-$112

=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

+$18,232(87.2% ROI)

Projected value

$112,551

Return breakdown

Property appreciation+$8,036

Loan principal paid down+$2,996

Rental cash flow+$7,200

5-year hold

+$31,076(148.7% ROI)

Projected value

$118,249

Return breakdown

Property appreciation+$13,734

Loan principal paid down+$5,342

Rental cash flow+$12,000

10-year hold

+$66,002(315.8% ROI)

Projected value

$133,788

Return breakdown

Property appreciation+$29,273

Loan principal paid down+$12,729

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.18ratio

FMR$1,130

Market$960

vs market+$170

FMR is above market; underwrite to market rent.

1.18

1 BR

1.30ratio

FMR$1,180

Market$910

vs market+$270

FMR is above market; underwrite to market rent.

1.30

2 BR

1.19ratio

FMR$1,330

Market$1,120

vs market+$210

FMR is above market; underwrite to market rent.

1.19

3 BR

1.06ratio

FMR$1,580

Market$1,490

vs market+$90

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

1.06

4 BR

0.92ratio

FMR$1,750

Market$1,900

vs market-$150

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

0.92

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 31213 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 31213 (Macon, GA) is $1,330 a month. That is unchanged from 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, 31213 is tied for the 4th-highest two-bedroom rent (county range $1,180–$1,740). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 31213 is 26% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 31213
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,100	$1,130	+2.7%	$1,017–$1,243
1BR	$1,180	$1,180	0.0%	$1,062–$1,298
2BR	$1,330	$1,330	0.0%	$1,197–$1,463
3BR	$1,590	$1,580	−0.6%	$1,422–$1,738
4BR	$1,760	$1,750	−0.6%	$1,575–$1,925

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 31213
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,130	$1,180	$1,330	$1,580	$1,750
FY 2026	$1,100	$1,180	$1,330	$1,590	$1,760
FY 2025	$1,030	$1,100	$1,270	$1,530	$1,680
FY 2024	$900	$1,010	$1,160	$1,420	$1,540
FY 2023	$730	$850	$980	$1,220	$1,320

Two-bedroom rent in nearby Bibb County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 31213
31205	$1,330	0.0%
31206	$1,180	−11.3%
31207	$1,300	−2.3%
31208	$1,330	0.0%
31209	$1,330	0.0%
31210	$1,740	+30.8%
31211	$1,180	−11.3%
31213Current	$1,330	—
31216	$1,370	+3.0%
31217	$1,180	−11.3%
31220	$1,640	+23.3%
31221	$1,330	0.0%

Questions about ZIP 31213 rents

How much will Section 8 pay for a two-bedroom in ZIP 31213?

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 $1,330 it would be $1,197 to $1,463. 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 31213 in?

ZIP 31213 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 31213 for FY 2027?

The two-bedroom FMR was unchanged at $1,330 in FY 2027. Since FY 2023 it has risen 35.7%.

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