Real Estate Investing in Warthen, Georgia (31094)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31094 (Warthen, GA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 18.5% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
- Lower household income: $38,672 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Warthen, GA (31094)?
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Market Analysis: 31094 Warthen
ZIP 31094 inside Washington County looks affordable on the surface — median value of $173K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 31094 is notable only for operators who understand what they are buying. A $173K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Stepping back, 31094 offers a low basis, the region around Warthen has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 31094 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Warthen:
Market Trends
Home Value History (with trend line)
📊 How Does 31094 Compare?
| Metric | 31094 | Warthen | Georgia |
|---|---|---|---|
| Home Value | $173,217 | $173,217 | $329,538 |
| 5-Year CAGR | 1.1% | 1.1% | 7.8% |
| Avg Rent | $882 | $882 | - |
| Cap Rate | 4.0% | 4.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31094 (Warthen, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $173,217 |
| Monthly Rent | $882 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (4.0%). 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 31094
Population: 883
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
Is house hacking profitable in Warthen, GA?
House hacking works a challenging in Warthen, GA. Rents of $882/mo against $173K acquisition make the strategy solid for owner-occupants.
How does Warthen, GA stack up for property investment?
Warthen, GA stands at an investability rating of 2.0/5, with median home values near $173K and average rents around $882/mo. That combination puts it in the substantial tier for investor interest.
Should investors worry about vacancy in Warthen, GA?
Vacancy in Warthen, GA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $882/mo.
How landlord-friendly is Warthen, GA?
Landlord-friendliness in Warthen, GA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Where do home prices stand in Warthen, GA?
Warthen, GA median home values land near $173K. That is reasonable territory for investors looking at $882/mo-per-month rentals.
You know 31094 now. You don’t know where it ranks.
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