Real Estate Investing in Cataula, Georgia (31804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31804 (Cataula, GA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.3% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 33.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cataula, GA (31804)?
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Market Analysis: 31804 Cataula
The 31804 ZIP in Cataula, GA is a local-operator market. Outside capital chasing a $383K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $383K asset, 31804 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within GA, ZIP 31804 trails on several market indicators that neighboring Harris County submarkets outperform. The gap is real and healthy enough to shape underwriting.
On balance, 5,814 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 31804 is an operator game, not a passive one. On the rental side, entry prices of $383K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Cataula:
Property Strategy for 31804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $151,098 | $1,070 | 5.1% | +8.2% | $75,549 |
| 3BR | $292,478 | $1,420 | 3.5% | +7.5% | $97,493 |
| 4BR | $439,087 | $1,680 | 2.8% | +6.7% | $109,772 |
| 5BR | $519,855 | — | — | +5.2% | $103,971 |
Market Trends
Home Value History (with trend line)
📊 How Does 31804 Compare?
| Metric | 31804 | Cataula | Columbus, GA-AL | Georgia |
|---|---|---|---|---|
| Home Value | $382,662 | $382,662 | N/A | $329,538 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 7.8% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
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 31804 (Cataula, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $382,662 |
| Monthly Rent | $963 |
| Price-to-Rent | 33.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (2.0%). 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 31804
Population: 5,814
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 31804
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 2,247 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Cataula, GA a smart market for rental property?
The 3.0/5 investability rating in Cataula, GA reflects its $383K prices and $963/mo rents. Investors generally consider it a solid option within GA.
How viable is house hacking in Cataula, GA?
The house hack math a challenging in Cataula, GA. Owner-occupant buyers benefit from the $963/mo rents and $383K home values.
How much do tenants pay in Cataula, GA?
Rent in Cataula, GA is around $963/mo. The resulting rent-to-value relationship with $383K pricing is reasonable for most investor models.
What is the typical home price in Cataula, GA?
Homes in Cataula, GA typically sell near $383K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
What are vacancy rates like in Cataula, GA?
Vacancy in Cataula, GA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $963/mo.
You know 31804 now. You don’t know where it ranks.
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How 31804 ranks in Columbus, GA-AL
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