Real Estate Investing in Lumber City, Georgia (31549)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31549 (Lumber City, 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: 37.4% of homes vacant — above national norms.
- Lower household income: $33,906 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lumber City, GA (31549)?
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Market Analysis: 31549 Lumber City
ZIP 31549 inside Telfair County looks affordable on the surface — median value of $106K — but the discount exists for reasons that a careful buyer should understand before committing.
The 31549 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 31549's metrics run below Telfair County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 31549 ZIP's population of 1,811 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The 31549 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Lumber City:
Market Trends
Home Value History (with trend line)
📊 How Does 31549 Compare?
| Metric | 31549 | Lumber City | Georgia |
|---|---|---|---|
| Home Value | $106,147 | $106,147 | $329,538 |
| 5-Year CAGR | 2.3% | 2.3% | 7.8% |
| Avg Rent | $1,026 | $1,026 | - |
| Cap Rate | 7.5% | 7.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31549 (Lumber City, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $106,147 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 8.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.6% |
| Cap Rate | 7.5% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | +2.3% ▲ |
| 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%) is close to the estimated cap rate (7.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 31549
Population: 1,811
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
Is Lumber City, GA a smart market for rental property?
Lumber City, GA comes in at an investability rating of 3.0/5, with median home values near $106K and average rents around $1,026/mo. That combination puts it in the healthy tier for investor interest.
Where do home prices stand in Lumber City, GA?
Typical homes in Lumber City, GA go for around $106K. The 5-year CAGR of 0.0% measured price movement.
What are vacancy rates like in Lumber City, GA?
Vacancy risk in Lumber City, GA is elevated. That supports measured cash flow for typical rental holds.
Is Lumber City, GA landlord-friendly?
Landlord-friendliness in Lumber City, GA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What monthly rent should investors expect in Lumber City, GA?
Lumber City, GA rentals go for roughly $1,026/mo a month. That puts gross yield in solid territory relative to $106K acquisition costs.
You know 31549 now. You don’t know where it ranks.
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