Warner Robins, GA Cap Rate: 5.36% — Rental Property Analysis
Warner Robins is a mid-range market in the South with a smaller market with 81,000 residents. At a 5.36% estimated cap rate, this is a moderate market where rents of $1,570/mo lag behind home prices. With a median home price of $250,000 and steady population growth supports long-term rental demand, Warner Robins offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Moderate — source deals carefully
Based on $250,000 median price and $1,570/mo median rent
Est. Cap Rate
5.36%
1% Rule
0.63%
Fails
GRM
13.3x
Price / Income
4.8x
Market Data
Median Home Price$250,000
Median Monthly Rent$1,570
Property Tax Rate0.92%
Population81,000
Population Growth1% / yr
Median Household Income$52,400
Vacancy Rate6%
Annual Appreciation2.6%
2026 Market Update: Warner Robins
Warner Robins's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $250,000, the $1,570/mo rent produces only $1,117/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($50K at 7%) would result in approximately $-213/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 13.3x gross rent multiplier and 6% vacancy rate position Warner Robins as a value-oriented market. With annual appreciation at 2.6%, total returns (cash flow + equity growth) run approximately 8.0% before financing leverage.
Cap Rate Calculator — Warner Robins
Pre-filled with Warner Robins medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.92% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
4.41%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$11,014
net operating income
Gross Rent Multiplier
13.3x
Good (<15)
1% Rule
0.63%
✗ Fails
Monthly Cash Flow
$918
before debt service
Annual Breakdown
Gross Rental Income$18,840
Less Vacancy−$1,130
Effective Income$17,710
Less Operating Expenses−$6,696
Net Operating Income$11,014
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Factor in financing to see your actual return on invested capital in Warner Robins.
$
$62,500
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-5.34%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$70,000
$62,500 down + $7,500 closing
Monthly Mortgage
$1,222
on $188K loan
Monthly Cash Flow
$-311
after all expenses
Annual Cash Flow
$-3,736
before taxes
Cash Flow Breakdown
Monthly Rent$1,570
Less Expenses−$659
Less Mortgage−$1,222
Monthly Cash Flow$-311
Is Warner Robins a Good Place to Invest in Rental Property?
Warner Robins, GA has a population of 81,000 and has been growing at 1% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $250,000 paired with median rents of $1,570/mo produces an estimated cap rate of 5.36%.
Property taxes at 0.92% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 6% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 4.8x, homes cost about 4.8 times the local median income of $52,400. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2.6% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Warner Robins presents moderate opportunities. Cap rates near 5.36% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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