Real Estate Investing in Tennille, Georgia (31089)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31089 (Tennille, 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: 16.8% 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 Tennille, GA (31089)?
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Market Analysis: 31089 Tennille
ZIP 31089 inside Washington County looks affordable on the surface — median value of $140K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 31089 is substantial only for operators who understand what they are buying. A $140K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within GA, ZIP 31089 trails on several market indicators that neighboring Washington County submarkets outperform. The gap is real and substantial enough to shape underwriting.
A sturdy renter share of 38% in 31089 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 31089 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Tennille:
Market Trends
Home Value History (with trend line)
📊 How Does 31089 Compare?
| Metric | 31089 | Tennille | Dublin, GA | Georgia |
|---|---|---|---|---|
| Home Value | $139,890 | $139,890 | N/A | $329,538 |
| 5-Year CAGR | 2.6% | 2.6% | N/A | 7.8% |
| Avg Rent | $945 | $945 | N/A | - |
| Cap Rate | 5.3% | 5.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31089 (Tennille, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $139,890 |
| Monthly Rent | $945 |
| Price-to-Rent | 12.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.3% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | -1.8% ▼ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +4.0% ▲ |
🏠 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 (5.3%). 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 31089
Population: 4,084
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
Investor Insight: With 1,085 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which real estate strategy fits Tennille, GA?
Tennille, GA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($140K prices, $945/mo rents) make it a reasonable choice.
Where do home prices stand in Tennille, GA?
Expect median prices around $140K in Tennille, GA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Is Tennille, GA a smart market for rental property?
Tennille, GA stands at an investability rating of 3.0/5, with median home values near $140K and average rents around $945/mo. That combination puts it in the impressive tier for investor interest.
How do landlord-tenant laws work in Tennille, GA?
The landlord environment in Tennille, GA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Where do rents currently stand in Tennille, GA?
Expect rents around $945/mo per month in Tennille, GA. With home values at $140K, the yield math works out to reasonable levels for rental investors.
You know 31089 now. You don’t know where it ranks.
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How 31089 ranks in Dublin, GA
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