Side-by-side comparison of Marietta, GA and Macon, GA — cap rates, rent, prices, and investment metrics.
Cash flow: Macon has the edge with an estimated cap rate of 5.26% compared to Marietta's 3.48%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $345,000 in Marietta vs $155,000 in Macon, while rents come in at $1,580/mo and $980/mo respectively.
Growth & appreciation: Marietta is growing faster at 1.5% annually vs Macon's 0.2%. Marietta leads on home value appreciation at 3.5% per year.
Costs & risk: Property taxes are 0.93% in Marietta vs 0.96% in Macon. Vacancy rates of 5.2% and 7.5% are mixed — Marietta has the tighter rental market.
Bottom line: Marietta edges out Macon on most key metrics. While cap rates are moderate at 3.48%, Marietta's overall profile is stronger. Use our free calculators to model specific deals in Marietta or Macon.