Real Estate Investing in Madison, Georgia (30650)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 30650 (Madison, GA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.8% vacancy may signal weakening demand.
What’s happening in Madison, GA (30650)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 30650 Madison
ZIP 30650 inside Morgan County looks affordable on the surface — median value of $438K — but the discount exists for reasons that a careful buyer should understand before committing.
Stepping back, the numbers look inviting — $438K purchase price, 0.0% nominal cap — the work to hit that pro forma in 30650 is substantial and deserves full respect.
In the broader GA picture, 30650 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 30650 includes headwinds that any investor should price in. Income distribution skews lower than Madison averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 30650 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 Madison:
Property Strategy for 30650
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $284,681 | $1,450 | 3.7% | +9.9% | $142,340 |
| 3BR | $405,837 | $1,750 | 3.1% | +9.5% | $135,279 |
| 4BR | $563,883 | $2,430 | 3.1% | +8.1% | $140,971 |
| 5BR | $677,575 | — | — | +8.3% | $135,515 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 30650 Compare?
| Metric | 30650 | Madison | Atlanta-Sandy Springs-Alpharetta, GA | Georgia |
|---|---|---|---|---|
| Home Value | $437,663 | $437,663 | N/A | $329,538 |
| 5-Year CAGR | 5.6% | 5.6% | N/A | 7.8% |
| Avg Rent | $1,935 | $1,935 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 30650 (Madison, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $437,663 |
| Monthly Rent | $1,935 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +1.9% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.5%). 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 30650
Population: 13,398
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 30650
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.
Frequently Asked Questions
What monthly rent should investors expect in Madison, GA?
Average rent in Madison, GA is approximately $1,935/mo per month. Against $438K home values that yields a reasonable rent-to-price ratio.
Is Madison, GA good for house hacking?
The house hack math a challenging in Madison, GA. Owner-occupant buyers benefit from the $1,935/mo rents and $438K home values.
Do rentals sit vacant long in Madison, GA?
Rental vacancy in Madison, GA is elevated. Investors should budget normal turnover but not chronic empty units.
Where do home prices stand in Madison, GA?
Madison, GA median home values land near $438K. That is reasonable territory for investors looking at $1,935/mo-per-month rentals.
Is Madison in GA worth investing in?
Our data puts Madison, GA at 3.0/5 for investability. Home prices of $438K and rents around $1,935/mo create a solid backdrop for investor activity.
You know 30650 now. You don’t know where it ranks.
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How 30650 ranks in Atlanta-Sandy Springs-Alpharetta, GA
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