Real Estate Investing in Monticello, Georgia (31064)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31064 (Monticello, GA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.8% 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 Monticello, GA (31064)?
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Market Analysis: 31064 Monticello
The 31064 ZIP in Monticello, GA is a local-operator market. Outside capital chasing a $311K entry has to pair deep knowledge with the discount.
The investment case in 31064 is significant only for operators who understand what they are buying. A $311K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader GA picture, 31064 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 31064 includes headwinds that any investor should price in. Income distribution skews lower than Monticello averages, and tenant stability requires active management.
Distressed ZIPs reward experience. healthy returns are possible in 31064, 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 Monticello:
Property Strategy for 31064
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $211,913 | $1,270 | 4.3% | +11.0% | $105,956 |
| 3BR | $277,345 | $1,520 | 3.9% | +10.5% | $92,448 |
| 4BR | $395,459 | $1,820 | 3.3% | +8.5% | $98,865 |
Market Trends
Home Value History (with trend line)
📊 How Does 31064 Compare?
| Metric | 31064 | Monticello | Atlanta-Sandy Springs-Alpharetta, GA | Georgia |
|---|---|---|---|---|
| Home Value | $310,917 | $310,917 | N/A | $329,538 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 7.8% |
| Avg Rent | $1,143 | $1,143 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 31064 (Monticello, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $310,917 |
| Monthly Rent | $1,143 |
| Price-to-Rent | 22.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +9.9% ▲ |
🏠 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 (2.9%). 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 31064
Population: 9,859
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 31064
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
Where do home prices stand in Monticello, GA?
Median home price in Monticello, GA is near $311K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
What is the investability score for Monticello, GA?
Investors tracking Monticello, GA will find a 3.0/5 rating supported by $311K median home values and $1,143/mo rents. That profile suits long-term holders targeting even-keeled returns.
How viable is house hacking in Monticello, GA?
The a challenging house-hack environment in Monticello, GA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What are rental rates like in Monticello, GA?
Investors in Monticello, GA typically see rents near $1,143/mo per month against $311K home values - a solid setup for rental cash flow.
Is it easy to find good tenants in Monticello, GA?
The tenant pool in Monticello, GA is solid, supported by local employment and population fundamentals. Rents of $1,143/mo are well-absorbed by the market.
You know 31064 now. You don’t know where it ranks.
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How 31064 ranks in Atlanta-Sandy Springs-Alpharetta, GA
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