Real Estate Investing in Ray City, Georgia (31645)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31645 (Ray City, GA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.4% 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 Ray City, GA (31645)?
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Market Analysis: 31645 Ray City
The 31645 ZIP covers a section of Ray City that demands careful diligence. Prices near $223K look accessible, but the work to make a deal cash flow is real.
The 31645 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 31645 and stronger Ray City ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 31645 ZIP's population of 4,971 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that stands at the need for careful underwriting.
Experienced landlords with local relationships tend to find 31645 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Ray City:
Property Strategy for 31645
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $221,069 | $1,580 | 5.1% | +10.9% | $73,690 |
| 4BR | $265,756 | $1,900 | 5.1% | +9.1% | $66,439 |
Market Trends
Home Value History (with trend line)
📊 How Does 31645 Compare?
| Metric | 31645 | Ray City | Valdosta, GA | Georgia |
|---|---|---|---|---|
| Home Value | $223,493 | $223,493 | N/A | $329,538 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 7.8% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
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 31645 (Ray City, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $223,493 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.6%). 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 31645
Population: 4,971
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 2,141 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much rent can I charge in Ray City, GA?
Rents in Ray City, GA run near $1,044/mo. Compared with median home prices of $223K that produces solid gross yields for typical rentals.
How deep is the rental pool in Ray City, GA?
Expect a solid tenant pool in Ray City, GA. The rental market absorbs $1,044/mo rents without meaningful friction.
What is the rental occupancy rate in Ray City, GA?
Occupancy in Ray City, GA runs predictable with elevated vacancy. Well-priced units at $1,044/mo lease on reasonable timelines.
What strategy should investors use in Ray City, GA?
A careful cash-flow rentals with hands-on management strategy Ray City, GA best. The market produces steady results for that approach at the $223K price point.
What kind of market is Ray City, GA for investors?
Our data puts Ray City, GA at 3.0/5 for investability. Home prices of $223K and rents around $1,044/mo create a solid backdrop for investor activity.
You know 31645 now. You don’t know where it ranks.
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How 31645 ranks in Valdosta, GA
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