Real Estate Investing in Quitman, Georgia (31638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31638 (Quitman, GA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.0% of homes vacant — above national norms.
- Lower household income: $28,421 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 Quitman, GA (31638)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 31638 Quitman
Investors eyeing 31638 need to respect the fundamentals at play. Home values of $159K come alongside slower price movement and elevated management overhead.
From an investor standpoint, the numbers look inviting — $159K purchase price, 0.0% nominal cap — the work to hit that pro forma in 31638 is substantial and deserves full respect.
ZIP 31638's metrics run below Brooks County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 31638 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.
The 31638 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 Quitman:
Market Trends
Home Value History (with trend line)
📊 How Does 31638 Compare?
| Metric | 31638 | Quitman | Valdosta, GA | Georgia |
|---|---|---|---|---|
| Home Value | $158,573 | $196,301 | N/A | $329,538 |
| 5-Year CAGR | N/A | 5.2% | N/A | 7.8% |
| Avg Rent | $936 | $960 | N/A | - |
| Cap Rate | 4.6% | 4.0% | - | - |
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 31638 (Quitman, GA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 31638 (Quitman, GA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $158,573 |
| Monthly Rent | $936 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +15.3% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | N/A |
| 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 (4.6%). 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 31638
Population: 1,039
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 31638
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 3,145 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What approach is best for Quitman, GA real estate?
The best-fit strategy in Quitman, GA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is vacancy a concern in Quitman, GA?
Rental vacancy in Quitman, GA is elevated. Investors should budget normal turnover but not chronic empty units.
What is the investability score for Quitman, GA?
Yes - Quitman, GA a 2.0/5 investability score. With $159K home prices against $936/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Quitman, GA landlord-friendly?
GA law landlord-friendly for landlords, and Quitman inherits those rules. Investors should still review local ordinances for rental licensing.
Where do home prices stand in Quitman, GA?
Quitman, GA median home values land near $159K. That is reasonable territory for investors looking at $936/mo-per-month rentals.
You know 31638 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 31638 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 31638 ranks in Valdosta, GA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 31638 (Quitman)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 31638 (Quitman, GA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.