JeffCroweCRE

Housing market/Georgia/ZIP 31791

ACS 2023 · FY2027 SAFMR

ZIP 31791 Sylvester, Georgia

Albany, GA MSA · Georgia. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
11,312
Households
4,388
Median HH income
$62,093
Renter share
33.1%
Median gross rent
$781
Vacancy
12.4%
Pop. change
-6.8%
2BR SAFMR
$1,020
SAFMR / rent
1.306×
2–49 unit stock
532
LIHTC proj / units
3 / 129
HUD assisted MF
2 / 257

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 31791 · GA — sent to you.

ZIP 31791 · GA

By checking this box you agree that you may be referred to another real estate broker or related service and acknowledge that CENTURY 21 The Avenues licensees and/or affiliates may be paid a valuable consideration for facilitating such referral.

ACS rent vs 2BR SAFMR

ZIP 31791 — Sylvester, GA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$781
2BR SAFMR$1,020
90% floor$918
110% ceiling$1,122

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 31791

  • 1-unit detached2,98659.6%
  • 1-unit attached350.7%
  • 2–4 units3076.1%
  • 5–49 units2254.5%
  • 50+ units230.5%
  • Mobile1,43428.6%
TypeUnitsShare
1-unit detached2,98659.6%
1-unit attached350.7%
2 units (duplex)2324.6%
3–4 units751.5%
5–9 units1683.4%
10–19 units481.0%
20–49 units90.2%
50+ units230.5%
Mobile1,43428.6%

2–4 unit share 6.1% · 5–49 unit share 4.5% · combined 2–49 10.6%.

Units by bedrooms

Studio
0
1BR
211
2BR
1,584
3BR
2,604
4BR
572
5+
39

Rent burden

Rent ≥30% of income32.1%
Rent ≥50% of income14.9%
  • ACS median gross rent $781 (all bedrooms, occupied rentals).
  • Median contract rent $508.
  • Renters paying ≥30% of income 32.1%; ≥50% 14.9%.
  • FY2027 2BR SAFMR $1,020 (1.306× ACS median gross rent).

Population

11,312 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -6.8%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 3 projects, 129 units.
  • HUD project-based assisted MF: 2 properties, 257 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 36 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 31791 33.1% of occupied households are renters; vacancy is 12.4%; ACS median gross rent is $781; population changed -6.8% between the 2018 and 2023 ACS vintages; the housing stock includes 307 units in 2–4-unit structures and 225 units in 5–49-unit structures; 3 LIHTC projects totaling 129 units; FY2027 2BR SAFMR is $1,020 versus ACS median gross rent of $781. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

ZIP 31791 — Sylvester, GA HUD Section 8 Payment Standards / SAFMR·Georgia ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
31701Albany, GA MSA64.9%$812$1,05031702Albany, GA MSA——$1,08031703Albany, GA MSA——$1,08031704Albany, GA MSA——$1,02031706Albany, GA MSA——$1,08031707Albany, GA MSA56.5%$934$1,26031708Albany, GA MSA——$1,08031763Albany, GA MSA28.6%$1,146$1,35031772Albany, GA MSA0.0%—$1,14031781Albany, GA MSA25.3%$1,088$1,24031782Albany, GA MSA——$1,080

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Georgia research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 31791?

ZIP 31791 (Albany, GA MSA) has 11,312 residents, 4,388 households, a renter share of 33.1%, median household income of $62,093, and ACS 2023 median gross rent of $781. Vacancy is 12.4%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 31791?

ACS counts 232 units in 2-unit buildings, 75 in 3–4 unit buildings, 168 in 5–9, 48 in 10–19, and 9 in 20–49. Combined 2–49 unit stock is 532 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 31791?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,020. See the full schedule and 90–110% payment-standard band on the ZIP 31791 — Sylvester, GA HUD Section 8 Payment Standards / SAFMR.