Upson County

Upson County lands in the 98th percentile nationally and ranks 3rd out of 159 Georgia counties on overall score, driven almost entirely by its appreciation profile. The median home price sits at $191,879, up 6.54% year-over-year, and the affordability index of 89 signals that prices remain accessible relative to local incomes. The cash-flow score, however, is zero, which tells you plainly where this market does not compete: gross yield and monthly spread are not this county's story. An investor underwriting for day-one cash flow will find the numbers thin. An investor betting on continued price appreciation in a still-affordable Georgia market has a more compelling case, and the 6.54% annual price gain backs that up.

Given the cash-flow score of zero and the appreciation score of 91, Upson is a market for the appreciation-oriented buyer or the patient hold-and-build-equity operator, not the landlord trying to print monthly income. The $191,879 median price is low enough that a 20% down payment is roughly $38,400, keeping the capital entry point manageable. That affordability, combined with the appreciation trajectory, makes this a reasonable land-banking or buy-and-hold appreciation play for an investor willing to accept compressed or break-even monthly returns in exchange for price growth. A value-add operator who can force equity through renovation and then refinance or sell into a rising price environment also fits the profile, since the under-$200K price point still leaves room to buy distressed assets below median.

No economic anchors or employer data were provided for Upson County, so no conclusions about job base or rental demand drivers can be drawn from the available inputs.

On carry costs, the monthly tax and insurance figure is $205, composed of $147 in estimated annual property tax translated to roughly $147 monthly ($1,765 annually) and $58 monthly in insurance ($691 annually). Combined, the $205 per month is a real line item on any cash-flow model, and in a zero-cash-flow market it matters even more because there is no cushion to absorb it. The state-average effective property tax rate is 0.92%, flagged as normal, which is neither a tailwind nor a red flag, but the honest caveat applies: this is a state-average estimate from Tax Foundation 2024 data, and actual Upson County or township-level rates may differ. Verify the county assessor's rate before finalizing any underwrite. The insurance rate of 0.36% is modest.

The principal risk in Upson is concentration. With a population of 27,638, this is a small county, and small markets carry thinner liquidity, meaning fewer buyers when you want to exit and a rental pool that can move materially with a single employer contraction. A stability score of 50 out of 100 reinforces this caution. That score sits at the midpoint and suggests neither high volatility nor high resilience. Investors who rely on consistent occupancy to service debt in a break-even cash-flow environment should take that 50 seriously. A vacancy spike of even one or two months annually can turn a thin cash-flow position negative for the year.

Among the neighboring counties in the dataset, Sumter County carries the lowest median price at $136,878 and a higher overall score of 80, which makes it worth a direct comparison. If cash flow is any part of the thesis, Sumter's lower entry price likely produces better gross yields at similar or better overall score metrics. Lanier County shows a rent-to-price ratio of 9.81% at a $210,779 median, which is the only neighbor with yield data provided and is notably more attractive from a cash-flow standpoint. Decatur County at $171,230 and an overall score of 77 offers a cheaper entry point with a near-equivalent score. Upson's specific advantage over these neighbors is its appreciation score of 91 and its top-3 Georgia ranking, which none of the listed neighbors match on overall rank. Choose Upson over neighbors when your thesis is price appreciation and equity accumulation in a sub-$200K Georgia market, and you are comfortable accepting minimal monthly cash flow to access that upside.