Real Estate Investing in Macon, Georgia (31204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31204 (Macon, GA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.6% of homes vacant — above national norms.
- Elevated poverty: 25.6% poverty rate — can affect rent collection.
What’s happening in Macon, GA (31204)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 31204 Macon
ZIP 31204 in Macon, GA carries a durable set of headwinds. Home values near $123K and rents of $1,178/mo sit inside a market where underwriting has to be tight.
The 31204 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Turning to rents, 31204 offers a low basis, the region around Macon has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A healthy renter share of 53% in 31204 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 31204 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Macon:
Property Strategy for 31204
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $40,781 | $1,060 | 18.7% | +4.4% | $40,781 |
| 2BR | $63,276 | $1,200 | 13.7% | +7.6% | $31,638 |
| 3BR | $126,076 | $1,440 | 8.2% | +7.9% | $42,025 |
| 4BR | $195,338 | $1,590 | 5.9% | +8.0% | $48,834 |
| 5BR | $236,236 | — | — | +8.1% | $47,247 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 31204 Compare?
| Metric | 31204 | Macon | Macon-Bibb County, GA | Georgia |
|---|---|---|---|---|
| Home Value | $122,570 | $137,669 | N/A | $329,538 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 7.8% |
| Avg Rent | $1,178 | $1,269 | N/A | - |
| Cap Rate | 7.5% | 6.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31204 (Macon, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $122,570 |
| Monthly Rent | $1,178 |
| Price-to-Rent | 8.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.5% |
| Cap Rate | 7.5% |
| 5-Year IRR | 12.5% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 31204
Population: 32,730
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 31204
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,076 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in Macon, GA?
Expect elevated vacancy in Macon, GA. Rents at $1,178/mo are absorbed by the tenant base without meaningful lag.
What is the best play in Macon, GA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Macon, GA. The numbers - $123K homes against $1,178/mo rents - support that play.
Are rents high in Macon, GA?
Average rent in Macon, GA is approximately $1,178/mo per month. Against $123K home values that yields a reasonable rent-to-price ratio.
Can I live-in-and-rent in Macon, GA?
Macon, GA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,178/mo rent level.
How strong is Macon, GA for real estate investors?
Our data puts Macon, GA at 3.0/5 for investability. Home prices of $123K and rents around $1,178/mo create a solid backdrop for investor activity.
You know 31204 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 31204 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 31204 ranks in Macon-Bibb County, GA
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