Real Estate Investing in Cadwell, Georgia (31009)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31009 (Cadwell, 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: 28.1% 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 Cadwell, GA (31009)?
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Market Analysis: 31009 Cadwell
The 31009 ZIP covers a section of Cadwell that demands careful diligence. Prices near $165K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $165K asset, 31009 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Cadwell have seen price recovery that 31009 has not matched. Laurens County data supports the view that the spread is structural rather than temporary.
In practical terms, 1,142 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.
Strategically, 31009 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 Cadwell:
Market Trends
Home Value History (with trend line)
📊 How Does 31009 Compare?
| Metric | 31009 | Cadwell | Dublin, GA | Georgia |
|---|---|---|---|---|
| Home Value | $164,667 | $164,667 | N/A | $329,538 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 7.8% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31009 (Cadwell, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $164,667 |
| Monthly Rent | $873 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +4.9% ▲ |
🏠 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 (4.1%). 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 31009
Population: 1,142
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 31009
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
Should investors consider Cadwell, GA?
The 3.0/5 investability rating in Cadwell, GA reflects its $165K prices and $873/mo rents. Investors generally consider it a solid option within GA.
How strong are rents in Cadwell, GA?
Investors in Cadwell, GA typically see rents near $873/mo per month against $165K home values - a solid setup for rental cash flow.
Is Cadwell, GA landlord-friendly?
GA law landlord-friendly for landlords, and Cadwell inherits those rules. Investors should still review local ordinances for rental licensing.
How viable is house hacking in Cadwell, GA?
The house hack math a challenging in Cadwell, GA. Owner-occupant buyers benefit from the $873/mo rents and $165K home values.
What are vacancy rates like in Cadwell, GA?
Cadwell, GA sees elevated vacancy, which is reasonable relative to the broader GA rental market.
You know 31009 now. You don’t know where it ranks.
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How 31009 ranks in Dublin, GA
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