Real Estate Investing in Ellaville, Georgia (31806)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31806 (Ellaville, 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.
- High vacancy: 19.6% 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 Ellaville, GA (31806)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 31806 Ellaville
Not every below-median market is a bargain. Ellaville's 31806 ZIP stands at signals that favor experienced operators who can absorb the risk $184K pricing implies.
For an experienced owner, 31806 can be a a solid fit for hunting ground — but the discount at $184K reflects genuine risk that outside investors often underestimate.
The gap between 31806 and stronger Ellaville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A robust renter share of 26% in 31806 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 31806 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 Ellaville:
Property Strategy for 31806
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $105,762 | $980 | 6.7% | +5.1% | $52,881 |
| 3BR | $182,710 | $1,350 | 5.3% | +7.0% | $60,903 |
| 4BR | $277,015 | $1,410 | 3.7% | +8.0% | $69,254 |
Market Trends
Home Value History (with trend line)
📊 How Does 31806 Compare?
| Metric | 31806 | Ellaville | Americus, GA | Georgia |
|---|---|---|---|---|
| Home Value | $184,065 | $184,065 | N/A | $329,538 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 7.8% |
| Avg Rent | $882 | $882 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 31806 (Ellaville, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $184,065 |
| Monthly Rent | $882 |
| Price-to-Rent | 17.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 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 (3.7%). 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 31806
Population: 4,316
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 31806
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 589 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is vacancy a concern in Ellaville, GA?
Expect elevated vacancy in Ellaville, GA. Rents at $882/mo are absorbed by the tenant base without meaningful lag.
How much rent can I charge in Ellaville, GA?
Ellaville, GA rentals go for roughly $882/mo a month. That puts gross yield in solid territory relative to $184K acquisition costs.
How strong is the working-renter base in Ellaville, GA?
Tenant demand in Ellaville, GA is solid. The local workforce $882/mo rents across most rental classes.
Is Ellaville, GA good for house hacking?
The house hack math a challenging in Ellaville, GA. Owner-occupant buyers benefit from the $882/mo rents and $184K home values.
How does Ellaville, GA rate as a rental market?
Ellaville, GA rates 3.0/5 for investability. With median values at $184K and rents near $882/mo, the market offers reasonable fundamentals for rental investors.
You know 31806 now. You don’t know where it ranks.
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How 31806 ranks in Americus, GA
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