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Thomas County/Cairo/39828

39828

ZIPSAFMR
Thomas County, GA
Zillow

ZIP Investment Score

118Above average

095130300
BRFMR
Eff. Rent
0 BR$910$950
1 BR$950$980
2 BR$1,040$1,100
3 BR$1,370$1,210
4 BR$1,570$1,320
5 BR$1,805Not available
6 BR$2,076Not available
7 BR$2,388Not available
8 BR$2,746Not available

Purchase Price Calculator

Maximum purchase price
$101,543

Cost breakdown

+Likely effective rent$1,100
HUD FMR$1,040
Market rent$1,130
Est. payment standard (106%)Used$1,100
-Principal and interest-$513
Loan amount$81,234
Down payment$20,309
Rate6.50%
Term30 years
-Operating costs-$387
Property taxes-$102
Insurance-$175
Utilities$0
HOA$0
Management-$110
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$17,918(88.2% ROI)
Projected value
$109,351
Return breakdown
Property appreciation+$7,808
Loan principal paid down+$2,910
Rental cash flow+$7,200
5-year hold
+$30,534(150.3% ROI)
Projected value
$114,887
Return breakdown
Property appreciation+$13,344
Loan principal paid down+$5,190
Rental cash flow+$12,000
10-year hold
+$64,808(319.1% ROI)
Projected value
$129,984
Return breakdown
Property appreciation+$28,441
Loan principal paid down+$12,367
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.94
1 BR
0.95
2 BR
0.92
3 BR
1.13
4 BR
1.19
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 39828 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 39828 (Cairo, GA) is $1,040 a month. That is unchanged from FY 2026. Cairo is in the Thomas 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 $1,233. Among 12 ZIP codes in Thomas County, 39828 is tied for the 9th-highest two-bedroom rent (county range $1,040–$1,340). The median county two-bedroom FMR in Georgia is $1,058, so ZIP 39828 is 2% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 39828
BedroomsFY 2027Change90–110% range
Studio$910+1.1%$819–$1,001
1BR$950+1.1%$855–$1,045
2BR$1,0400.0%$936–$1,144
3BR$1,370+2.2%$1,233–$1,507
4BR$1,570+5.4%$1,413–$1,727

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 39828
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$910$950$1,040$1,370$1,570
FY 2026$900$940$1,040$1,340$1,490
FY 2025$830$840$970$1,280$1,360
FY 2024area FMR$920$926$1,068$1,416$1,473
FY 2023area FMR$765$769$943$1,215$1,373

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Thomas County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 39828
31626$1,130+8.7%
31720$1,080+3.8%
31738$1,0400.0%
31757$1,340+28.8%
31758$1,230+18.3%
31765$1,0400.0%
31773$1,120+7.7%
31778$1,080+3.8%
31779$1,0400.0%
31792$1,270+22.1%
31799$1,230+18.3%
39828Current$1,040—

Questions about ZIP 39828 rents

How much will Section 8 pay for a two-bedroom in ZIP 39828?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,233, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,110 to $1,356 a month; under the ZIP-level Small Area FMR of $1,040 it would be $936 to $1,144. 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 39828 in?

ZIP 39828 is in the Thomas County, GA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,233.

How much did fair market rent change in ZIP 39828 for FY 2027?

The two-bedroom FMR was unchanged at $1,040 in FY 2027. Since FY 2025 it has risen 7.2%.

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