Real Estate Investing in Macon, Georgia (31216)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31216 (Macon, GA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Macon, GA (31216)?
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Market Analysis: 31216 Macon
The 31216 ZIP in Macon, GA is a local-operator market. Outside capital chasing a $249K entry has to pair deep knowledge with the discount.
The 31216 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Meanwhile, 31216 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.
Demographically, 31216 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 31216 is an operator game, not a passive one. Looking more closely, entry prices of $249K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Macon:
Property Strategy for 31216
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $126,931 | $1,430 | 8.1% | +6.1% | $63,465 |
| 3BR | $229,619 | $1,710 | 5.4% | +8.3% | $76,540 |
| 4BR | $286,012 | $1,890 | 4.8% | +7.5% | $71,503 |
| 5BR | $352,141 | — | — | +5.8% | $70,428 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 31216 Compare?
| Metric | 31216 | Macon | Macon-Bibb County, GA | Georgia |
|---|---|---|---|---|
| Home Value | $249,081 | $137,669 | N/A | $329,538 |
| 5-Year CAGR | 5.9% | 5.0% | N/A | 7.8% |
| Avg Rent | $1,574 | $1,269 | N/A | - |
| Cap Rate | 4.9% | 6.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31216 (Macon, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $249,081 |
| Monthly Rent | $1,574 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 31216
Population: 16,354
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 31216
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 6,302 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Macon, GA?
Macon, GA home values average about $249K. That price point suits investors targeting rentals with $1,574/mo in monthly income.
Is the tenant base reliable in Macon, GA?
Working renters make up the core of the Macon, GA tenant base. The pool is reasonable for investors targeting long-term holds.
What kind of market is Macon, GA for investors?
With a 3.0/5 investability score, Macon, GA ranks as a solid market for rental property investors. Median prices of $249K and rents of $1,574/mo drive the underlying numbers.
What type of investing works in Macon, GA?
Macon, GA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($249K prices, $1,574/mo rents) make it a reasonable choice.
Is Macon, GA a good market for FHA house hackers?
The a challenging house-hack environment in Macon, GA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 31216 now. You don’t know where it ranks.
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How 31216 ranks in Macon-Bibb County, GA
Every ZIP in this metro, ranked. Free.
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