Real Estate Investing in Augusta, Georgia (30904)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 30904 (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: 22.1% of homes vacant — above national norms.
- Elevated poverty: 20.3% poverty rate — can affect rent collection.
What’s happening in Augusta, GA (30904)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 30904 Augusta
Looking more closely, ZIP 30904 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $164K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 30904 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Augusta have seen price recovery that 30904 has not matched. Richmond County data supports the view that the spread is structural rather than temporary.
The 30904 ZIP's population of 23,688 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Distressed ZIPs reward experience. durable returns are possible in 30904, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Augusta:
Property Strategy for 30904
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $72,219 | $1,060 | 10.6% | — | $72,219 |
| 2BR | $117,891 | $1,200 | 7.3% | +6.3% | $58,945 |
| 3BR | $174,625 | $1,550 | 6.4% | +6.9% | $58,208 |
| 4BR | $282,324 | $1,890 | 4.8% | +7.1% | $70,581 |
| 5BR | $599,606 | — | — | — | $119,921 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 30904 Compare?
| Metric | 30904 | Augusta | Georgia |
|---|---|---|---|
| Home Value | $164,339 | $108,243 | $329,538 |
| 5-Year CAGR | 3.5% | 4.7% | 7.8% |
| Avg Rent | $1,421 | $1,354 | - |
| Cap Rate | 6.7% | 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 30904 (Augusta, GA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 30904 (Augusta, GA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $164,339 |
| Monthly Rent | $1,421 |
| Price-to-Rent | 9.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.4% |
| Cap Rate | 6.7% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | +11.7% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +8.2% ▲ |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.7%). 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 30904
Population: 23,688
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 30904
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 2,984 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does Augusta, GA make sense for an investment property?
Investors tracking Augusta, GA will find a 3.0/5 rating supported by $164K median home values and $1,421/mo rents. That profile suits long-term holders targeting consistent returns.
How strong are rents in Augusta, GA?
Augusta, GA rentals go for roughly $1,421/mo a month. That puts gross yield in solid territory relative to $164K acquisition costs.
Which real estate strategy fits Augusta, GA?
In Augusta, GA the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $164K prices and $1,421/mo rents suits that approach.
How deep is the rental pool in Augusta, GA?
Tenant quality in Augusta, GA ranks as solid. Landlords generally report even-keeled occupancy at market rents of $1,421/mo.
What is the average home sale price in Augusta, GA?
Median home price in Augusta, GA is near $164K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
You know 30904 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 30904 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 30904 ranks in Augusta-Richmond County, GA-SC
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 30904 (Augusta)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 30904 (Augusta, GA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.