Real Estate Investing in Sugar Valley, Georgia (30746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 30746 (Sugar Valley, 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.
- High price-to-rent: Price-to-rent ratio 25.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sugar Valley, GA (30746)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 30746 Sugar Valley
This part of Gordon County is not an easy win. The 30746 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $981/mo on a $303K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 30746 sits below the stated 0.0% once reality is priced in.
ZIP 30746's metrics run below Gordon County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 0% in 30746 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 30746 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Sugar Valley:
Market Trends
Home Value History (with trend line)
📊 How Does 30746 Compare?
| Metric | 30746 | Sugar Valley | Calhoun, GA | Georgia |
|---|---|---|---|---|
| Home Value | $302,849 | $302,849 | N/A | $329,538 |
| 5-Year CAGR | 7.7% | 7.7% | N/A | 7.8% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 30746 (Sugar Valley, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $302,849 |
| Monthly Rent | $981 |
| Price-to-Rent | 25.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +6.4% ▲ |
| 3-Year CAGR | +6.4% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 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 (2.5%). 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 30746
Population: 1,419
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
🎓 Nearby Colleges & Universities
Investor Insight: With 877 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does a duplex house hack pencil in Sugar Valley, GA?
The a challenging house-hack environment in Sugar Valley, GA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How strong is Sugar Valley, GA for real estate investors?
Sugar Valley, GA rates 3.0/5 for investability. With median values at $303K and rents near $981/mo, the market offers reasonable fundamentals for rental investors.
How landlord-friendly is Sugar Valley, GA?
Landlord-friendliness in Sugar Valley, GA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What are rental rates like in Sugar Valley, GA?
Rental rates in Sugar Valley, GA average $981/mo. Tenant demand and $303K home values make the yield look reasonable by investor standards.
What is the average home sale price in Sugar Valley, GA?
Expect median prices around $303K in Sugar Valley, GA. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
You know 30746 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 30746 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 30746 ranks in Calhoun, GA
Every ZIP in this metro, ranked. Free.
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