Real Estate Investing in Augusta, Georgia (30906)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 30906 (Augusta, GA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 15.5% of homes vacant — above national norms.
- Elevated poverty: 22.7% poverty rate — can affect rent collection.
What’s happening in Augusta, GA (30906)?
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Market Analysis: 30906 Augusta
This part of Richmond County is not an easy win. The 30906 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $147K asset, 30906 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 30906's metrics run below Richmond County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 30906 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 30906 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 Augusta:
Property Strategy for 30906
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $88,263 | $1,210 | 9.9% | +7.7% | $44,132 |
| 3BR | $142,231 | $1,560 | 7.9% | +7.5% | $47,410 |
| 4BR | $182,270 | $1,900 | 7.5% | +7.6% | $45,567 |
| 5BR | $198,516 | — | — | — | $39,703 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 30906 Compare?
| Metric | 30906 | Augusta | Georgia |
|---|---|---|---|
| Home Value | $147,438 | $108,243 | $329,538 |
| 5-Year CAGR | 4.6% | 4.7% | 7.8% |
| Avg Rent | $1,349 | $1,354 | - |
| Cap Rate | 7.1% | 7.9% | - |
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 30906 (Augusta, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $147,438 |
| Monthly Rent | $1,349 |
| Price-to-Rent | 9.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.0% |
| Cap Rate | 7.1% |
| 5-Year IRR | 11.7% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | -1.7% ▼ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +4.5% ▲ |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.1%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 30906
Population: 61,415
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 30906
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
Investor Insight: With 3,551 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the smart move for investors in Augusta, GA?
For Augusta, GA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strict are landlord regulations in Augusta, GA?
Landlord-friendliness in Augusta, GA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is it easy to find good tenants in Augusta, GA?
The tenant pool in Augusta, GA is solid, supported by local employment and population fundamentals. Rents of $1,349/mo are well-absorbed by the market.
Is house hacking profitable in Augusta, GA?
Augusta, GA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $147K price point reasonable to enter.
How quickly do rentals get leased in Augusta, GA?
Expect elevated vacancy in Augusta, GA. Rents at $1,349/mo are absorbed by the tenant base without meaningful lag.
You know 30906 now. You don’t know where it ranks.
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How 30906 ranks in Augusta-Richmond County, GA-SC
Every ZIP in this metro, ranked. Free.
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