Real Estate Investing in Americus, Georgia (31764)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31764 (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: 14.7% 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 (31764)?
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Market Analysis: 31764 Americus
ZIP 31764 inside Sumter County looks affordable on the surface — median value of $136K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $136K asset, 31764 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within GA, ZIP 31764 trails on several market indicators that neighboring Sumter County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The demographic picture in 31764 includes headwinds that any investor should price in. Income distribution skews lower than Americus averages, and tenant stability requires active management.
Strategically, 31764 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:
Market Trends
Home Value History (with trend line)
📊 How Does 31764 Compare?
| Metric | 31764 | Americus | Americus, GA | Georgia |
|---|---|---|---|---|
| Home Value | $136,229 | $130,660 | N/A | $329,538 |
| 5-Year CAGR | 5.7% | 6.0% | N/A | 7.8% |
| Avg Rent | $1,017 | $966 | N/A | - |
| Cap Rate | 5.8% | 5.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31764 (Americus, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $136,229 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 11.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.0% |
| Cap Rate | 5.8% |
| 5-Year IRR | 11.5% |
📈 Home Appreciation
| 1-Year | +13.3% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 (5.8%). 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 31764
Population: 1,882
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 1,038 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors worry about vacancy in Americus, GA?
Rental vacancy in Americus, GA is elevated. Investors should budget normal turnover but not chronic empty units.
Is housing expensive in Americus, GA?
Homes in Americus, GA typically sell near $136K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
What are rental rates like in Americus, GA?
Rent in Americus, GA is around $1,017/mo. The resulting rent-to-value relationship with $136K pricing is reasonable for most investor models.
What kind of tenants rent in Americus, GA?
The tenant pool in Americus, GA is solid, supported by local employment and population fundamentals. Rents of $1,017/mo are well-absorbed by the market.
What approach is best for Americus, GA real estate?
In Americus, GA the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $136K prices and $1,017/mo rents suits that approach.
You know 31764 now. You don’t know where it ranks.
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How 31764 ranks in Americus, GA
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