Real Estate Investing in Barnesville, Georgia (30204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 30204 (Barnesville, GA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.0% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Barnesville, GA (30204)?
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Market Analysis: 30204 Barnesville
Not every below-median market is a bargain. Barnesville's 30204 ZIP sits at signals that favor experienced operators who can absorb the risk $265K pricing implies.
Rent of $891/mo on a $265K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 30204 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Barnesville have seen price recovery that 30204 has not matched. Lamar County data supports the view that the spread is structural rather than temporary.
Who lives in 30204 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 30204 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Barnesville:
Property Strategy for 30204
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $129,459 | $990 | 5.5% | +8.1% | $64,730 |
| 3BR | $249,324 | $1,350 | 3.9% | +9.1% | $83,108 |
| 4BR | $337,965 | $1,670 | 3.6% | +9.1% | $84,491 |
| 5BR | $386,930 | — | — | +8.3% | $77,386 |
Market Trends
Home Value History (with trend line)
📊 How Does 30204 Compare?
| Metric | 30204 | Barnesville | Atlanta-Sandy Springs-Alpharetta, GA | Georgia |
|---|---|---|---|---|
| Home Value | $265,127 | $265,127 | N/A | $329,538 |
| 5-Year CAGR | 6.8% | 6.8% | N/A | 7.8% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 30204 (Barnesville, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $265,127 |
| Monthly Rent | $891 |
| Price-to-Rent | 24.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 30204
Population: 13,425
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 30204
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 does Barnesville, GA stack up for property investment?
Barnesville, GA scores 3.0/5 for investability. Home values sit at $265K and rents near $891/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What type of investing works in Barnesville, GA?
Barnesville, GA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($265K prices, $891/mo rents) make it a reasonable choice.
What kind of vacancy should I budget for in Barnesville, GA?
Barnesville, GA carries elevated vacancy risk. Expect steady absorption at market rents of $891/mo.
Is GA a landlord-friendly state?
For rental operators, Barnesville, GA rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the average home sale price in Barnesville, GA?
Median home price in Barnesville, GA is near $265K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
You know 30204 now. You don’t know where it ranks.
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How 30204 ranks in Atlanta-Sandy Springs-Alpharetta, GA
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