Side-by-side comparison of Macon, 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 Macon's 5.31%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $190,000 in Macon vs $250,000 in Warner Robins, while rents come in at $1,210/mo and $1,570/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
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.
Entry point: Macon offers a lower entry at $190K vs Warner Robins's $250K — a difference of $60K. With a 20% down payment, that's $38K vs $50K. Warner Robins's higher price may be justified by stronger growth.
Bottom line: Warner Robins edges out Macon on most key metrics. With a 5.36% cap rate, it offers solid cash flow potential. Use our free calculators to model specific deals in Macon or Warner Robins.