Real Estate Investing in Morgan, Georgia (39866)
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Should you buy in 39866 (Morgan, GA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 39.9% of homes vacant — above national norms.
- Lower household income: $24,000 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 Morgan, GA (39866)?
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Market Analysis: 39866 Morgan
ZIP 39866 inside Calhoun County looks affordable on the surface — median value of $119K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $119K asset, 39866 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 39866 sits on the difficult end of the GA spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 39866 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 39866 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 Morgan:
Market Trends
Home Value History (with trend line)
📊 How Does 39866 Compare?
| Metric | 39866 | Morgan | Georgia |
|---|---|---|---|
| Home Value | $118,766 | $118,766 | $329,538 |
| 5-Year CAGR | N/A | N/A | 7.8% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 5.7% | 5.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 39866 (Morgan, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $118,766 |
| Monthly Rent | $873 |
| Price-to-Rent | 11.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 6.5% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | N/A |
| 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%) exceeds the estimated cap rate (5.7%). 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 39866
Population: 2,012
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
Frequently Asked Questions
Is real estate in Morgan, GA a good investment right now?
Investors tracking Morgan, GA will find a 2.0/5 rating supported by $119K median home values and $873/mo rents. That profile suits long-term holders targeting even-keeled returns.
How strong are rents in Morgan, GA?
Expect rents around $873/mo per month in Morgan, GA. With home values at $119K, the yield math works out to reasonable levels for rental investors.
Which investment style suits Morgan, GA?
Most investors in Morgan, GA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
Is vacancy a concern in Morgan, GA?
Occupancy in Morgan, GA runs consistent with elevated vacancy. Well-priced units at $873/mo lease on reasonable timelines.
What is the typical home price in Morgan, GA?
The median home value in Morgan, GA is roughly $119K. That puts it reasonable relative to the GA statewide average.
You know 39866 now. You don’t know where it ranks.
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