Real Estate Investing in Culloden, Georgia (31016)
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Should you buy in 31016 (Culloden, GA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.5% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Culloden, GA (31016)?
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Market Analysis: 31016 Culloden
This part of Monroe County is not an easy win. The 31016 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 31016 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 31016's metrics run below Monroe County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 31016 includes headwinds that any investor should price in. Income distribution skews lower than Culloden averages, and tenant stability requires active management.
The right play in 31016 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 Culloden:
Market Trends
Home Value History (with trend line)
📊 How Does 31016 Compare?
| Metric | 31016 | Culloden | Macon-Bibb County, GA | Georgia |
|---|---|---|---|---|
| Home Value | $249,840 | $249,840 | N/A | $329,538 |
| 5-Year CAGR | 5.7% | 5.7% | N/A | 7.8% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31016 (Culloden, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $249,840 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +8.7% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (3.2%). 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 31016
Population: 1,664
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How much do tenants pay in Culloden, GA?
Expect rents around $1,017/mo per month in Culloden, GA. With home values at $250K, the yield math works out to reasonable levels for rental investors.
How qualified is the tenant pool in Culloden, GA?
The tenant pool in Culloden, GA is solid, supported by local employment and population fundamentals. Rents of $1,017/mo are well-absorbed by the market.
Is Culloden, GA better for rentals, flips, or BRRRR?
For Culloden, GA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Culloden, GA a good place for real estate investing?
Yes - Culloden, GA a 3.0/5 investability score. With $250K home prices against $1,017/mo monthly rent, the market delivers a reasonable entry point for new investors.
How landlord-friendly is Culloden, GA?
Landlord-friendliness in Culloden, GA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 31016 now. You don’t know where it ranks.
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How 31016 ranks in Macon-Bibb County, GA
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