Real Estate Investing in Fleming, Georgia (31309)
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Should you buy in 31309 (Fleming, GA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 24.4% of homes vacant — above national norms.
- Elevated poverty: 24.5% poverty rate — can affect rent collection.
• 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 Fleming, GA (31309)?
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Market Analysis: 31309 Fleming
This part of Liberty County is not an easy win. The 31309 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 31309 is healthy only for operators who understand what they are buying. A $247K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within GA, ZIP 31309 trails on several market indicators that neighboring Liberty County submarkets outperform. The gap is real and solid enough to shape underwriting.
Who lives in 31309 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 31309 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 Fleming:
Market Trends
Home Value History (with trend line)
📊 How Does 31309 Compare?
| Metric | 31309 | Fleming | Hinesville, GA | Georgia |
|---|---|---|---|---|
| Home Value | $246,832 | $246,832 | N/A | $329,538 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 7.8% |
| Avg Rent | $1,458 | $1,458 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31309 (Fleming, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $246,832 |
| Monthly Rent | $1,458 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | -0.7% ▼ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 (4.6%). 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 31309
Population: 508
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
Frequently Asked Questions
What is the typical renter like in Fleming, GA?
Fleming, GA offers a measured renter base at the $1,458/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Fleming, GA a good place for real estate investing?
Fleming, GA records an investability rating of 3.0/5, with median home values near $247K and average rents around $1,458/mo. That combination puts it in the significant tier for investor interest.
Can I live-in-and-rent in Fleming, GA?
House hacking in Fleming, GA is a challenging. With home values around $247K and rents at $1,458/mo, owner-occupants can offset a meaningful share of PITI.
Do landlords face vacancy issues in Fleming, GA?
Expect elevated vacancy in Fleming, GA. Rents at $1,458/mo are absorbed by the tenant base without meaningful lag.
Is Fleming, GA a friendly market for rental owners?
Fleming, GA falls under GA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 31309 now. You don’t know where it ranks.
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How 31309 ranks in Hinesville, GA
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