Georgia
Berrien County
18,257 residents136 permits TTM$50,414 median HHI4 ZIP codesUpdated April 28, 2026
Investor first look
Median home value
$115,200
ACS 5-Year
Cap rate proxy
8.0%
FMR × 0.65 ÷ Home Value
Rent-to-income
18.4%
HUD FMR ÷ ACS HHI
Net migration
+1.27%
IRS SOI
Permits (TTM)
136
Census BPS
Climate risk
39.3
FEMA NRI (0–100)
ZIP code breakdown4 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 31749 | $166,338 | $973 | 7.0% | 5.2% | 20.8% |
| 31622 | $174,806 | $973 | 6.7% | 4.9% | 20.8% |
| 31639 | $183,695 | $973 | 6.4% | 4.7% | 20.8% |
| 31645 | $220,602 | $973 | 5.3% | 4.1% | 20.8% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
69.0%
Census ACS
Vacancy rate
14.7%
Census ACS
Bachelor's degree +
12.8%
Census ACS
Rent burdened
32.8%
Census ACS (>30% income)
Median age
39.8
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 28, 2026