Investment metrics, interactive calculators, and data-driven analysis for Macon rental properties.
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Factor in financing to see your actual return on invested capital in Macon.
Macon, GA has a population of 157,300 and has been growing at 0.2% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $155,000 paired with median rents of $980/mo produces an estimated cap rate of 5.26%.
Property taxes at 0.96% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 7.5% runs above average, which increases cash flow volatility and warrants conservative underwriting.
At a price-to-income ratio of 4.0x, homes cost about 4.0 times the local median income of $38,400. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Macon presents moderate opportunities. Cap rates near 5.26% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.