Side-by-side comparison of Macon, GA and Warner Robins, GA — cap rates, rent, prices, and investment metrics.
Cash flow: Macon has the edge with an estimated cap rate of 5.26% compared to Warner Robins's 4.93%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $155,000 in Macon vs $195,000 in Warner Robins, while rents come in at $980/mo and $1,150/mo respectively.
Growth & appreciation: Warner Robins is growing faster at 1% annually vs Macon's 0.2%. Warner Robins leads on home value appreciation at 2.6% per year.
Costs & risk: Property taxes are 0.96% in Macon vs 0.92% in Warner Robins. Vacancy rates of 7.5% and 6% are mixed — Warner Robins has the tighter rental market.
Bottom line: Warner Robins edges out Macon on most key metrics. While cap rates are moderate at 4.93%, Warner Robins's overall profile is stronger. Use our free calculators to model specific deals in Macon or Warner Robins.