Atlanta-Sandy Springs-Alpharetta, GA · Georgia
Meriwether County
ZIP 31816
20,757 residents141 permits TTM$56,458 median HHI6 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$154,600
ACS 5-Year
Cap rate proxy
14.1%
FMR × 0.65 ÷ Home Value
Rent-to-income
19.1%
HUD FMR ÷ ACS HHI
Net migration
+2.11%
IRS SOI
Permits (TTM)
141
Census BPS
Climate risk
19.2
FEMA NRI (0–100)
ZIP 31816
Median home value
—
Gross yield
—
Cap rate
9.8%
Rent gap
50.6%
Affordability
P/I: 1.9R/I: —
Section 8 detail
SAFMR: $1,820Rent: $899Gap: 102.4%
ZIP code breakdown6 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 31816 | — | — | — | 9.8% | 50.6% |
| 30293 | — | — | — | 5.9% | 50.6% |
| 31830 | — | — | — | 5.4% | 50.6% |
| 30222 | — | — | — | 5.2% | 50.6% |
| 30218 | — | — | — | 4.1% | 50.6% |
Ranked by composite score
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Demographics
Owner-occupied
70.5%
Census ACS
Vacancy rate
15.3%
Census ACS
Bachelor's degree +
13.0%
Census ACS
Rent burdened
40.2%
Census ACS (>30% income)
Median age
43.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026