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Muscogee County/Columbus/31909

31909

ZIPSAFMR
Muscogee County, GA
Zillow

ZIP Investment Score

117Above average

095130300
BRFMR
Eff. Rent
0 BR$1,400$1,280
1 BR$1,430$1,360
2 BR$1,650$1,330
3 BR$2,190$1,590
4 BR$2,550$1,890
5 BR$2,933Not available
6 BR$3,372Not available
7 BR$3,878Not available
8 BR$4,460Not available

Purchase Price Calculator

Maximum purchase price
$135,721

Cost breakdown

+Likely effective rent$1,330
HUD FMR$1,650
Market rentUsed$1,330
Est. payment standard (90%)$1,490
-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
1.09
1 BR
1.05
2 BR
1.24
3 BR
1.38
4 BR
1.35
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 31909 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 31909 (Columbus, GA) is $1,650 a month. That is up 10.0% from $1,500 in FY 2026. Columbus is in the Columbus, GA-AL 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 $1,212. Among 18 ZIP codes in Muscogee County, 31909 has the 4th-highest two-bedroom rent (county range $1,000–$1,820). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 31909 is 56% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 31909
BedroomsFY 2027Change90–110% range
Studio$1,400+13.8%$1,260–$1,540
1BR$1,430+10.9%$1,287–$1,573
2BR$1,650+10.0%$1,485–$1,815
3BR$2,190+10.1%$1,971–$2,409
4BR$2,550+8.5%$2,295–$2,805

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 31909
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,400$1,430$1,650$2,190$2,550
FY 2026$1,230$1,290$1,500$1,990$2,350
FY 2025$1,150$1,220$1,440$1,900$2,310
FY 2024$1,080$1,140$1,340$1,780$2,270
FY 2023$1,000$1,070$1,240$1,670$2,110

Two-bedroom rent in nearby Muscogee County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 31909
31829$1,270−23.0%
31901$1,070−35.2%
31902$1,250−24.2%
31903$1,000−39.4%
31904$1,310−20.6%
31905$1,750+6.1%
31906$1,060−35.8%
31907$1,370−17.0%
31908$1,250−24.2%
31909Current$1,650—
31914$1,250−24.2%
31917$1,250−24.2%

Questions about ZIP 31909 rents

How much will Section 8 pay for a two-bedroom in ZIP 31909?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,212, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,091 to $1,333 a month; under the ZIP-level Small Area FMR of $1,650 it would be $1,485 to $1,815. 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 31909 in?

ZIP 31909 is in the Columbus, GA-AL HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,212.

How much did fair market rent change in ZIP 31909 for FY 2027?

The two-bedroom FMR rose 10.0%, from $1,500 in FY 2026 to $1,650 in FY 2027. Since FY 2023 it has risen 33.1%.

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