Side-by-side comparison of Athens, GA and Warner Robins, GA — cap rates, rent, prices, and investment metrics.
Cash flow: Warner Robins has the edge with an estimated cap rate of 5.36% compared to Athens's 3.73%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $360,000 in Athens vs $250,000 in Warner Robins, while rents come in at $1,730/mo and $1,570/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Athens is growing faster at 1.2% annually vs Warner Robins's 1%. Athens leads on home value appreciation at 3.2% per year.
Costs & risk: Property taxes are 0.9% in Athens vs 0.92% in Warner Robins. Vacancy rates of 5.8% and 6% are mixed — Athens has the tighter rental market.
Entry point: Warner Robins offers a lower entry at $250K vs Athens's $360K — a difference of $110K. With a 20% down payment, that's $50K vs $72K. Warner Robins combines the lower price with a higher cap rate — a compelling combination.
Bottom line: Athens edges out Warner Robins on most key metrics. While cap rates are moderate at 3.73%, Athens's overall profile is stronger. Use our free calculators to model specific deals in Athens or Warner Robins.