Real Estate Investing in Americus, Georgia (31719)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31719 (Americus, 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.
- High vacancy: 26.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Americus, GA (31719)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 31719 Americus
ZIP 31719 in Americus, GA carries a substantial set of headwinds. Home values near $106K and rents of $873/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 31719 can be a a viable market for hunting ground — but the discount at $106K reflects genuine risk that outside investors often underestimate.
ZIP 31719's metrics run below Sumter County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 31719 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 31719 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Americus:
Property Strategy for 31719
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $53,989 | $970 | 12.9% | +9.2% | $26,995 |
| 3BR | $97,814 | $1,170 | 8.6% | +6.2% | $32,605 |
| 4BR | $198,586 | $1,290 | 4.7% | +8.0% | $49,647 |
Market Trends
Home Value History (with trend line)
📊 How Does 31719 Compare?
| Metric | 31719 | Americus | Americus, GA | Georgia |
|---|---|---|---|---|
| Home Value | $106,483 | $130,660 | N/A | $329,538 |
| 5-Year CAGR | 5.9% | 6.0% | N/A | 7.8% |
| Avg Rent | $873 | $966 | N/A | - |
| Cap Rate | 6.4% | 5.8% | - | - |
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 31719 (Americus, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $106,483 |
| Monthly Rent | $873 |
| Price-to-Rent | 10.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.8% |
| Cap Rate | 6.4% |
| 5-Year IRR | 12.3% |
📈 Home Appreciation
| 1-Year | +18.9% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (6.4%). 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 31719
Population: 9,085
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 31719
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 1,038 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How should investors approach Americus, GA?
Investors usually favor careful cash-flow rentals with hands-on management in Americus, GA. With home values at $106K and rents near $873/mo, other strategies can work but produce steady rather than outsized returns.
What is the tenant pool like in Americus, GA?
Americus, GA draws a even-keeled base of working renters. Demand at the $873/mo rent level is reasonable for standard single-family and small multi rentals.
How quickly do rentals get leased in Americus, GA?
Vacancy in Americus, GA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $873/mo.
How landlord-friendly is Americus, GA?
GA law landlord-friendly for landlords, and Americus inherits those rules. Investors should still review local ordinances for rental licensing.
Is housing expensive in Americus, GA?
Typical homes in Americus, GA go for around $106K. The 5-year CAGR of 0.0% measured price movement.
You know 31719 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 31719 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 31719 ranks in Americus, GA
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