What do you want to calculate?
Enter all property inputs to project multi-year Total Return, IRR, and year-by-year cash flow. The standard analysis mode.
Property
Income (Year 1)
2026 typical: $1,800–$3,500/mo depending on market and unit type
Operating Expenses (Year 1, annual)
Expense entry mode
All fields are annual figures.
Tax Foundation: 1.40% effective. County nominal rates 2.0-2.3%.
TDI: $3,291 (2024). Get quotes — TX rates rising 15-20%/yr.
Georgia typical 8-10% of collected rent.
Typical: 1–2% of property value annually
Only if paid by landlord
Leave blank if no HOA
Roof, HVAC, major repairs
Landscaping, pest control, etc.
Growth Assumptions
2026 conservative assumptions: rent 2–3%, expenses 2.5–3.5%. Rent growth above 4% is optimistic.
Financing
Enter 0 for owner-carry or interest-free seller financing.
Additional Cash Invested
Hold Period & Exit
Exit Method
Sale Price = Year N NOI ÷ Exit Cap Rate. Reflects market pricing at exit.
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How to Use the Georgia Rental Property Calculator
This calculator is pre-loaded with Georgia-specific defaults for property tax (~2% for investment property), insurance ($2,100/yr), vacancy (8%), and management fees (9%). These are statewide averages from verified sources — your actual numbers depend on the county, city, and property type.
- Enter the purchase price and financing terms. Investment loans in Georgia typically require 20-25% down at 6.5-7.5%.
- Enter monthly rent from actual leases or comparable rents (Zillow, Apartments.com, local PM).
- Review pre-filled expenses — property tax, insurance, vacancy are set to Georgia averages. Replace with property-specific data.
- Check results — cash flow, NOI, cap rate, DSCR update instantly.
- Run a conservative scenario — increase vacancy by 2%, reduce rent by 5%.
Every pre-filled value can be changed. Defaults are starting points, not recommendations.
Georgia Expenses That Affect Rental Cash Flow
Property Tax (1.2%–2.8%)
Georgia has a 4.99% flat state income tax but property taxes are among the highest in the US. Fulton County (Savannah) runs 2.0-2.3%, Gwinnett County (Augusta) 1.8-0.79%, rural counties below 1.5%. Investment properties do not qualify for the homestead exemption ($100K reduction). Check your county appraisal district for the exact rate.
Insurance ($1,800–$4,500/yr)
Georgia insurance is elevated due to hail, wind, tornado, and flood risk. Coastal properties (Savannah, Galveston) may need separate windstorm coverage through standard windstorm, adding $700-$2,500/yr. FEMA flood zones require additional flood insurance. Get 2-3 quotes for your specific property.
No State Income Tax
Rental income and capital gains are taxed only at federal rates. Compared to California (13.3%) or New York (8.8%), Georgia investors save 5-10% on net rental income.
Vacancy (4%–10%)
Augusta and DFW run 4-6%. Savannah 6-8%. Rural Georgia 8-12%. Use Census ACS data or ask a local property manager.
Example: Atlanta Duplex ($285K)
| Purchase Price | $285,000 |
| Down Payment (20%) | $57,000 |
| Rate / Term | 7.0% / 30yr |
| Rent (2 × $1,050) | $2,100/mo |
| Vacancy (6.5%) | −$1,638/yr |
| Property Tax (0.79%) | −$5,700/yr |
| Insurance | −$2,500/yr |
| PM (9%) + Maintenance + CapEx | −$9,259/yr |
| NOI | $5,103/yr |
| Mortgage (P&I) | −$18,192/yr |
| Cash Flow | −$13,089/yr (−$1,091/mo) |
Result: Cash-flow negative. The 0.79% property tax ($5,700/yr) consumes most of the NOI. To break even: buy at ~$210K or raise rents to ~$2,500/mo. This is why Georgia-specific tax rates — not national averages — are critical.
Hypothetical example for educational purposes only.
Sources and Methodology
- Georgia Department of Taxation — property tax rates
- Georgia Department of Insurance — insurance data
- FRED Georgia Economic Data — vacancy, mortgage rates
- Georgia Housing Finance Agency
- Property tax: Georgia Comptroller, county appraisal districts
- Insurance: NAIC
- Vacancy: US Census ACS 5-Year
- Rent/values: Zillow ZORI + ZHVI
- Market stats: Georgia Real Estate Research Center
Data period: Q1 2026. Last reviewed: July 2026. Defaults are planning assumptions — replace with property-specific data.
Related Georgia Calculators
FAQ
What property tax rate should I use for a Georgia rental?
How does 4.99% state income tax affect returns?
Why is Georgia insurance expensive?
Which Georgia metro is best for rental investing?
Are the default values accurate for my property?
Disclaimer: This calculator is for educational purposes only. Results are estimates based on assumptions and public data averages. Not financial, tax, legal, or investment advice. Actual performance depends on property-specific conditions. Consult licensed professionals before making investment decisions.