Real Estate Investing in Butler, Georgia (31006)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31006 (Butler, 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: 20.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Butler, GA (31006)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 31006 Butler
The 31006 ZIP covers a section of Butler that demands careful diligence. Prices near $156K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 31006 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Butler have seen price recovery that 31006 has not matched. Taylor County data supports the view that the spread is structural rather than temporary.
In practical terms, 4,360 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 31006 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 Butler:
Market Trends
Home Value History (with trend line)
📊 How Does 31006 Compare?
| Metric | 31006 | Butler | Georgia |
|---|---|---|---|
| Home Value | $156,266 | $156,266 | $329,538 |
| 5-Year CAGR | 3.5% | 3.5% | 7.8% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 4.4% | 4.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31006 (Butler, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $156,266 |
| Monthly Rent | $873 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +5.6% ▲ |
🏠 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 (4.4%). 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 31006
Population: 4,360
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 31006
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 is the typical home price in Butler, GA?
The median home value in Butler, GA is roughly $156K. That puts it reasonable relative to the GA statewide average.
How strong is tenant demand in Butler, GA?
Expect a solid tenant pool in Butler, GA. The rental market absorbs $873/mo rents without meaningful friction.
How tight is the rental market in Butler, GA?
Butler, GA sees elevated vacancy, which is reasonable relative to the broader GA rental market.
Is Butler, GA good for house hacking?
Butler, GA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $873/mo rent level.
Is rental property easy to operate in Butler, GA?
GA ranks as a landlord-friendly state for landlord-tenant law. Butler generally follows the statewide framework, so landlords face reasonable operating rules.
You know 31006 now. You don’t know where it ranks.
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