Real Estate Investing in Blackshear, Georgia (31516)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31516 (Blackshear, 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: 9.8% 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 Blackshear, GA (31516)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 31516 Blackshear
ZIP 31516 inside Pierce County looks affordable on the surface — median value of $214K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 31516 is notable only for operators who understand what they are buying. A $214K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 31516 among GA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 31516 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
seems to 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 Blackshear:
Market Trends
Home Value History (with trend line)
📊 How Does 31516 Compare?
| Metric | 31516 | Blackshear | Waycross, GA | Georgia |
|---|---|---|---|---|
| Home Value | $214,191 | $214,191 | N/A | $329,538 |
| 5-Year CAGR | 5.5% | 5.5% | N/A | 7.8% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
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 31516 (Blackshear, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $214,191 |
| Monthly Rent | $972 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.5% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (3.5%). 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 31516
Population: 15,465
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 31516
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,068 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which investment style suits Blackshear, GA?
Blackshear, GA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($214K prices, $972/mo rents) make it a reasonable choice.
How do landlord-tenant laws work in Blackshear, GA?
Blackshear, GA operates under GA law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
How tight is the rental market in Blackshear, GA?
Blackshear, GA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What kind of tenants rent in Blackshear, GA?
Expect a solid tenant pool in Blackshear, GA. The rental market absorbs $972/mo rents without meaningful friction.
Is Blackshear in GA worth investing in?
With a 3.0/5 investability score, Blackshear, GA ranks as a solid market for rental property investors. Median prices of $214K and rents of $972/mo drive the underlying numbers.
You know 31516 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 31516 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 31516 ranks in Waycross, GA
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