Real Estate Investing in Appling, Georgia (30802)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 30802 (Appling, GA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 20.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 34.5 — 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 Appling, GA (30802)?
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Market Analysis: 30802 Appling
The 30802 ZIP covers a section of Appling that demands careful diligence. Prices near $461K look accessible, but the work to make a deal cash flow is real.
The investment case in 30802 is solid only for operators who understand what they are buying. A $461K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within GA, ZIP 30802 trails on several market indicators that neighboring Columbia County submarkets outperform. The gap is real and robust enough to shape underwriting.
Resident income in 30802 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 30802 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Appling:
Property Strategy for 30802
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $218,027 | $1,240 | 4.1% | +6.5% | $109,014 |
| 3BR | $364,990 | $1,600 | 3.2% | +6.9% | $121,663 |
| 4BR | $599,464 | $1,950 | 2.3% | +7.7% | $149,866 |
| 5BR | $787,468 | — | — | +7.4% | $157,494 |
Market Trends
Home Value History (with trend line)
📊 How Does 30802 Compare?
| Metric | 30802 | Appling | Georgia |
|---|---|---|---|
| Home Value | $461,388 | $461,388 | $329,538 |
| 5-Year CAGR | 5.8% | 5.8% | 7.8% |
| Avg Rent | $1,116 | $1,116 | - |
| Cap Rate | 1.9% | 1.9% | - |
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 30802 (Appling, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $461,388 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 34.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +8.8% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (1.9%). 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 30802
Population: 6,375
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 30802
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
What is the typical renter like in Appling, GA?
Tenant quality in Appling, GA ranks as solid. Landlords generally report reliable occupancy at market rents of $1,116/mo.
How landlord-friendly is Appling, GA?
The landlord environment in Appling, GA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is housing expensive in Appling, GA?
Appling, GA median home values land near $461K. That is reasonable territory for investors looking at $1,116/mo-per-month rentals.
What investment strategy works best in Appling, GA?
Most investors in Appling, GA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the typical vacancy rate in Appling, GA?
Occupancy in Appling, GA runs even-keeled with elevated vacancy. Well-priced units at $1,116/mo lease on reasonable timelines.
You know 30802 now. You don’t know where it ranks.
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How 30802 ranks in Augusta-Richmond County, GA-SC
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