Updated 2026 · Based on median market data for Waycross, GA
The median monthly rent in Waycross, GA is $1,190, translating to $14,280 in annual gross rental income per unit. The rent-to-price ratio is 0.72% — below the 1% rule but within a range where deals can work with good financing and disciplined expense management. For context, a 0.72% rent-to-price ratio means that for every $100,000 invested in property, you collect approximately $721/mo in gross rent. The gross rent multiplier of 11.6x means it takes 11.6 years of gross rent to equal the purchase price — an excellent ratio that signals strong income relative to cost.
Renters in Waycross spend approximately 29% of the local median household income ($49,350) on rent. This is within the healthy 25-30% range, indicating rent is affordable relative to local incomes. There may be room for moderate rent increases, especially for updated or well-located units. The 30% affordability ceiling suggests maximum supportable rent of approximately $1,234/mo — that is $44/mo above current median rent.
The vacancy rate in Waycross is 6.2%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Budget for one month of vacancy per year in your underwriting to be conservative. Population growth of 0.9% annually provides stable demand.
Waycross's GRM (price divided by annual rent) is 11.6x. A GRM under 12x is excellent — it means you are paying less than 12 years of gross rent for the property, suggesting strong income relative to price. Markets with GRMs this low typically attract institutional and out-of-state investors seeking yield, which can create competition for the best deals. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x. To beat Waycross's median GRM, target properties where you can achieve rents above $1,190 through renovations, better marketing, or targeting underserved tenant segments — or buy at a discount to the $165,000 median price. Every point lower on GRM translates to roughly 0.5-0.8% improvement in your cap rate.
At the median rent of $1,190/mo, a single-family rental in Waycross generates approximately $14,280 in gross annual income. After accounting for 6.2% vacancy ($885 lost), property taxes of $1,535, insurance (~$660), and maintenance (~$660), the estimated NOI is $10,540 per year, or $878/mo. Adding an 8% management fee ($1,142/yr) reduces investor cash flow further. Before debt service, you are looking at approximately $9,398/yr in landlord net income. Whether this is attractive depends on your total capital invested — at a $33,000 down payment, the unlevered yield on equity from NOI alone is 31.9%.
Rent growth in Waycross is driven by the interplay of population growth (0.9%), income growth, and housing supply constraints. Moderate population growth of 0.9% supports steady rent increases of approximately 2.5% per year. That trajectory takes today's $1,190/mo to $1,281 in 3 years and $1,346 in 5 years. The affordability headroom of $44/mo between current rents and the 30% income threshold offers some room for increases, though landlords should be strategic about timing and magnitude.
The median income of $49,350 supports a mixed tenant base of young professionals, small families, and long-term renters. In a smaller market of 50,000 residents, word-of-mouth and local listing platforms may be more effective than national sites for finding tenants.
Waycross is a smaller market where professional PM options may be limited. Fees can run 10-12% of rent, and the quality of available managers varies widely. At $1,190/mo, management costs roughly $131/mo. Self-management makes sense if you are local, have fewer than 5 units, and the rent level justifies your time — at $1,190/mo, self-management of a small portfolio saves meaningful dollars but professional management becomes economical at 3-4 units.
Waycross vs Georgia state average and national average across key investment metrics. Waycross outperforms both benchmarks on cap rate.