Real Estate Investing in Dawson, Georgia (39842)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39842 (Dawson, 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: 23.1% of homes vacant — above national norms.
- Elevated poverty: 28.2% poverty rate — can affect rent collection.
- Lower household income: $39,907 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Dawson, GA (39842)?
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Market Analysis: 39842 Dawson
ZIP 39842 in Dawson, GA carries a sturdy set of headwinds. Home values near $118K and rents of $882/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 39842 can be a a credible choice for hunting ground — but the discount at $118K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Dawson have seen price recovery that 39842 has not matched. Terrell County data supports the view that the spread is structural rather than temporary.
Looking more closely, 7,780 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.
Strategically, 39842 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 Dawson:
Property Strategy for 39842
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $45,617 | $980 | 15.5% | +6.1% | $22,808 |
| 3BR | $103,050 | $1,320 | 9.2% | +6.7% | $34,350 |
| 4BR | $178,671 | $1,600 | 6.4% | +6.0% | $44,668 |
Market Trends
Home Value History (with trend line)
📊 How Does 39842 Compare?
| Metric | 39842 | Dawson | Albany, GA | Georgia |
|---|---|---|---|---|
| Home Value | $117,939 | $117,939 | N/A | $329,538 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.8% |
| Avg Rent | $882 | $882 | N/A | - |
| Cap Rate | 5.8% | 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 39842 (Dawson, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $117,939 |
| Monthly Rent | $882 |
| Price-to-Rent | 11.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.0% |
| Cap Rate | 5.8% |
| 5-Year IRR | 11.7% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (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 39842
Population: 7,780
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 39842
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.
Frequently Asked Questions
What are home prices like in Dawson, GA?
In Dawson, GA the median home value sits at $118K. Against the broader GA market, that reads as reasonable for most investors.
How strong is the working-renter base in Dawson, GA?
Dawson, GA offers a predictable renter base at the $882/mo rent level. Tenant turnover is reasonable for well-managed properties.
What do rentals go for in Dawson, GA?
Rents in Dawson, GA run near $882/mo. Compared with median home prices of $118K that produces solid gross yields for typical rentals.
What strategy should investors use in Dawson, GA?
In Dawson, GA the solid play is typically careful cash-flow rentals with hands-on management. The combination of $118K prices and $882/mo rents suits that approach.
Is rental property easy to operate in Dawson, GA?
GA law landlord-friendly for landlords, and Dawson inherits those rules. Investors should still review local ordinances for rental licensing.
You know 39842 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 39842 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 39842 ranks in Albany, GA
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