Real Estate Investing in Coleman, Georgia (39836)
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Should you buy in 39836 (Coleman, 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: 38.3% of homes vacant — above national norms.
- Higher unemployment: 11.3% unemployment — tenant risk signal.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Coleman, GA (39836)?
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Market Analysis: 39836 Coleman
ZIP 39836 inside Randolph County looks affordable on the surface — median value of $183K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $909/mo on a $183K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 39836 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Coleman have seen price recovery that 39836 has not matched. Randolph County data supports the view that the spread is structural rather than temporary.
From a cash-flow lens, 334 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 39836 is an operator game, not a passive one. On the rental side, entry prices of $183K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Coleman:
Market Trends
Home Value History (with trend line)
📊 How Does 39836 Compare?
| Metric | 39836 | Coleman | Georgia |
|---|---|---|---|
| Home Value | $182,552 | $182,552 | $329,538 |
| 5-Year CAGR | 5.7% | 5.7% | 7.8% |
| Avg Rent | $909 | $909 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39836 (Coleman, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $182,552 |
| Monthly Rent | $909 |
| Price-to-Rent | 16.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +12.6% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (3.9%). 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 39836
Population: 334
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
Frequently Asked Questions
Are tenants stable in Coleman, GA?
Expect a solid tenant pool in Coleman, GA. The rental market absorbs $909/mo rents without meaningful friction.
Does house hacking make sense in Coleman, GA?
For house hackers, Coleman, GA is a challenging. The $909/mo rent on a unit helps defray the mortgage on a $183K property.
Where do home prices stand in Coleman, GA?
Typical homes in Coleman, GA go for around $183K. The 5-year CAGR of 0.0% steady price movement.
How landlord-friendly is Coleman, GA?
GA ranks as a landlord-friendly state for landlord-tenant law. Coleman generally follows the statewide framework, so landlords face reasonable operating rules.
How much do tenants pay in Coleman, GA?
Investors in Coleman, GA typically see rents near $909/mo per month against $183K home values - a solid setup for rental cash flow.
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