Real Estate Investing in Cumming, Georgia (30028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 30028 (Cumming, GA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Cumming, GA (30028)?
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Market Analysis: 30028 Cumming
Stepping back, ZIP 30028 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $547K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 30028 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Looking more closely, 30028 offers a low basis, the region around Cumming has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 30028 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 30028 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Cumming:
Property Strategy for 30028
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $330,213 | $2,340 | 5.1% | +8.6% | $165,107 |
| 3BR | $425,090 | $2,810 | 4.8% | +8.9% | $141,697 |
| 4BR | $534,639 | $3,350 | 4.5% | +9.4% | $133,660 |
| 5BR | $648,876 | — | — | +9.7% | $129,775 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 30028 Compare?
| Metric | 30028 | Cumming | Atlanta-Sandy Springs-Alpharetta, GA | Georgia |
|---|---|---|---|---|
| Home Value | $546,679 | $592,697 | N/A | $329,538 |
| 5-Year CAGR | 6.1% | 6.3% | N/A | 7.8% |
| Avg Rent | $2,155 | $2,256 | N/A | - |
| Cap Rate | 3.1% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 30028 (Cumming, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $546,679 |
| Monthly Rent | $2,155 |
| Price-to-Rent | 21.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | -8.9% ▼ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 30028
Population: 36,631
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 30028
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much does a house cost in Cumming, GA?
Cumming, GA home values average about $547K. That price point suits investors targeting rentals with $2,155/mo in monthly income.
Are landlord laws favorable in Cumming, GA?
GA law landlord-friendly for landlords, and Cumming inherits those rules. Investors should still review local ordinances for rental licensing.
How strong is the working-renter base in Cumming, GA?
Cumming, GA draws a steady base of working renters. Demand at the $2,155/mo rent level is reasonable for standard single-family and small multi rentals.
What is the best play in Cumming, GA?
Investors usually favor careful cash-flow rentals with hands-on management in Cumming, GA. With home values at $547K and rents near $2,155/mo, other strategies can work but produce even-keeled rather than outsized returns.
Can I house hack in Cumming, GA?
The a challenging house-hack environment in Cumming, GA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 30028 now. You don’t know where it ranks.
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How 30028 ranks in Atlanta-Sandy Springs-Alpharetta, GA
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