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Berrien County/Ray City/31645

31645

ZIPSAFMR
Berrien County, GA
Zillow

ZIP Investment Score

83Below average

095130300
BRFMR
Eff. Rent
0 BR$940$1,030
1 BR$950$1,050
2 BR$1,210$1,330
3 BR$1,640$1,450
4 BR$1,920$1,640
5 BR$2,208Not available
6 BR$2,539Not available
7 BR$2,920Not available
8 BR$3,358Not available

Purchase Price Calculator

Maximum purchase price
$135,721

Cost breakdown

+Likely effective rent$1,330
HUD FMR$1,210
Market rent$1,440
Est. payment standard (110%)Used$1,330
-Principal and interest-$686
Loan amount$108,577
Down payment$27,144
Rate6.50%
Term30 years
-Operating costs-$444
Property taxes-$136
Insurance-$175
Utilities$0
HOA$0
Management-$133
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,526(79.3% ROI)
Projected value
$146,157
Return breakdown
Property appreciation+$10,436
Loan principal paid down+$3,890
Rental cash flow+$7,200
5-year hold
+$36,772(135.5% ROI)
Projected value
$153,556
Return breakdown
Property appreciation+$17,835
Loan principal paid down+$6,937
Rental cash flow+$12,000
10-year hold
+$78,543(289.4% ROI)
Projected value
$173,734
Return breakdown
Property appreciation+$38,013
Loan principal paid down+$16,530
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.69
1 BR
0.69
2 BR
0.84
3 BR
1.13
4 BR
1.17
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 31645 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 31645 (Ray City, GA) is $1,210 a month. That is up 4.3% from $1,160 in FY 2026. Ray City is in the Berrien County, GA non-metropolitan 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 county-wide two-bedroom FMR of $1,002. Among 8 ZIP codes in Berrien County, 31645 has the highest two-bedroom rent (county range $1,000–$1,210). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 31645 is 14% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 31645
BedroomsFY 2027Change90–110% range
Studio$940+6.8%$846–$1,034
1BR$950+6.7%$855–$1,045
2BR$1,210+4.3%$1,089–$1,331
3BR$1,640+3.8%$1,476–$1,804
4BR$1,920+1.1%$1,728–$2,112

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 31645
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$940$950$1,210$1,640$1,920
FY 2026$880$890$1,160$1,580$1,900
FY 2025$810$820$1,070$1,460$1,710
FY 2024$750$750$990$1,320$1,540
FY 2023$650$650$850$1,160$1,340

Two-bedroom rent in nearby Berrien County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 31645
31622$1,000−17.4%
31635$1,080−10.7%
31637$1,000−17.4%
31639$1,080−10.7%
31645Current$1,210—
31749$1,120−7.4%
31774$1,060−12.4%
31794$1,010−16.5%

Questions about ZIP 31645 rents

How much will Section 8 pay for a two-bedroom in ZIP 31645?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,002, which applies unless the housing authority uses Small Area FMRs, that basic range is $902 to $1,102 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 31645 in?

ZIP 31645 is in the Berrien County, GA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,002.

How much did fair market rent change in ZIP 31645 for FY 2027?

The two-bedroom FMR rose 4.3%, from $1,160 in FY 2026 to $1,210 in FY 2027. Since FY 2023 it has risen 42.4%.

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