Real Estate Investing in Edison, Georgia (39846)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 39846 (Edison, GA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.0% of homes vacant — above national norms.
- Declining values: -1.3% 5-year CAGR — values have moved lower.
- Elevated poverty: 27.7% poverty rate — can affect rent collection.
- Higher unemployment: 9.3% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Edison, GA (39846)?
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Market Analysis: 39846 Edison
Meanwhile, ZIP 39846 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $98K median. It rewards specialists, not generalists.
The 39846 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Turning to rents, 39846 offers a low basis, the region around Edison has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
On the rental side, 1,906 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.
Experienced landlords with local relationships tend to find 39846 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Edison:
Market Trends
Home Value History (with trend line)
📊 How Does 39846 Compare?
| Metric | 39846 | Edison | Georgia |
|---|---|---|---|
| Home Value | $98,379 | $98,379 | $329,538 |
| 5-Year CAGR | N/A | N/A | 7.8% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 7.3% | 7.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39846 (Edison, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $98,379 |
| Monthly Rent | $918 |
| Price-to-Rent | 8.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.2% |
| Cap Rate | 7.3% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | -5.1% ▼ |
| 5-Year CAGR | -1.3% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.3%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 39846
Population: 1,906
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 39846
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
Frequently Asked Questions
Does Edison, GA make sense for an investment property?
Our data puts Edison, GA at 3.0/5 for investability. Home prices of $98K and rents around $918/mo create a solid backdrop for investor activity.
What is the typical renter like in Edison, GA?
The tenant pool in Edison, GA is solid, supported by local employment and population fundamentals. Rents of $918/mo are well-absorbed by the market.
Are there empty rentals in Edison, GA?
Expect elevated vacancy in Edison, GA. Rents at $918/mo are absorbed by the tenant base without meaningful lag.
Can I house hack in Edison, GA?
For house hackers, Edison, GA is a challenging. The $918/mo rent on a unit helps defray the mortgage on a $98K property.
What are rental rates like in Edison, GA?
Rent in Edison, GA is around $918/mo. The resulting rent-to-value relationship with $98K pricing is reasonable for most investor models.
You know 39846 now. You don’t know where it ranks.
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