Rental market · Macon-Bibb County, GA
Macon-Bibb County, GA: average rent, home values, and rental yield
South Atlantic · Population 156,578
Why this market does or does not qualify
Overall City Market Score rank #3,886 of 4,812. The standardized Buy & Hold screen cannot produce a complete result for this city.
Supported strengths
Cash Flow 76/100 and Growth 34/100.
Measured weakness
Stability is the weakest category at 15/100.
Missing screen inputs: investor-entry price estimate. Primary evidenced risk: violent crime is the weakest measured factor (1st national percentile).
Data caveat: no missing input is treated as a zero cost. Bring an actual property’s price, rent, taxes, condition, and insurance quote to the calculator.
Why this grade
Overall 35.6 is a weighted geometric mean of the three category scores. Because they are multiplied rather than averaged, their distances from a perfect 100 combine as an exact identity, and each category's share of that distance is the arithmetic below, not an estimate. Stability carries 54% of it, which is what makes it the binding constraint on this grade.
Inside Stability, the shortfall splits over the factors the model scored here, exactly, in proportion to their published weights. The largest component is violent crime (weight 10 of the category's 28, 1st national percentile, 42% of the category's own shortfall); next is rental vacancy (weight 7 of the category's 28, 9th national percentile, 27% of the category's own shortfall).
What this is not. It is not a claim that a different value on any one factor would produce a different score or a different grade. Every factor is scored as a national percentile and the grade is a percentile cut against the other 4,812 ranked markets, so this market's position moves only relative to all of them, never on its own. 1 of the 13 factors could not be measured for this market (months of supply). Its category renormalizes over the factors that remain: a factor we could not measure is never imputed to fill the gap and never scored as neutral.
How Macon-Bibb County ranks nationally
Each row places Macon-Bibb County against all 4,812 ranked U.S. markets. The marker is this city; the centre tick is the national median, and the bar spans from that median to the marker, so its length is how far from the middle of the country this market sits and the side it falls on is the direction. Further right is more favorable to an investor: inverted measures (crime, vacancy, price-to-income) are already flipped so higher always means better here.
What a deal looks like here
We can't build a representative buy-box for Macon-Bibb County yet: no investor-entry price (Zillow Bottom-Tier ZHVI) could be identity-matched to this market. Rather than fabricate numbers, bring your own price and rent to the calculator.
Open the cash-flow calculator →Price & rent history
Home value: no Zillow ZHVI series - Zillow does not cover this city (Census-only). Nothing plotted rather than estimated.
Asking rent: no Zillow ZORI series - Zillow does not cover this city (Census-only). Nothing plotted rather than estimated.
ZIP markets in Macon-Bibb County
13 Census ZIP Codes (ZCTAs) officially overlap Macon-Bibb County by land area · 10 data-eligible for subscores. Overlap is Census land-area share, not a population or address share. Each ZIP Code's overall Rental Investor ZIP Score, grade and canonical national rank are shown below (the two component signals, affordability and rental market, are separate percentiles). There is no city-scoped ZIP rank: city overlap isn't a ranking universe, so only the national rank is shown. These ZIP rankings sit in the ZIP universe only, never mixed with, and not directly comparable to, Macon-Bibb County's city ranking. Vintage: the Key metric column below is Census ACS 2020–2024 (5-year), the same survey release as the figures used above for Macon-Bibb County itself; a city and a ZIP Code are different geographies, so the same measure can still show a different number at each level.
12 of 13 overlapping ZIP Code areas, scoredgrade, overall Rental Investor ZIP Score and national rank for each, on a separate model from this page's city scoreShow table
| ZIP Code | Overallgrade · natl rank | Tier · overlap | Affordabilitysignal · natl rank | Rental marketsignal · natl rank | Key metric |
|---|---|---|---|---|---|
| 31020Macon-Bibb County | F 25#18,278 nat | RankedPrimary | 79#1,473 of 20,132 · top 7% | 38#15,108 of 20,132 · bottom 25% | 7.4%Survey yield |
| 31052Macon-Bibb County | D 43#12,161 nat | RankedPrimary | 44#12,188 of 20,132 · bottom 39% | 39#14,499 of 20,132 · bottom 28% | 5.2%Survey yield |
| 31201Macon-Bibb County | F 19#19,685 nat | RankedPrimary | 64#4,567 of 20,132 · top 23% | 54#8,089 of 20,132 · top 40% | 7.1%Survey yield |
| 31204Macon-Bibb County | D 41#12,947 nat | RankedPrimary | 68#3,483 of 20,132 · top 17% | 54#8,112 of 20,132 · top 40% | 8.5%Survey yield |
| 31206Macon-Bibb County | D 41#12,896 nat | RankedPrimary | 78#1,589 of 20,132 · top 8% | 50#9,518 of 20,132 · top 47% | 12.3%Survey yield |
| 31207Macon-Bibb County | — | LimitedPrimary | — | — | — |
| 31211Macon-Bibb County | C 47#10,555 nat | RankedPrimary | 63#4,620 of 20,132 · top 23% | 55#7,670 of 20,132 · top 38% | 6.5%Survey yield |
| 31213Macon-Bibb County | — | LimitedPrimary | — | — | — |
| 31216Macon-Bibb County | D 41#12,896 nat | RankedPrimary | 53#8,294 of 20,132 · top 41% | 32#16,758 of 20,132 · bottom 17% | 5.9%Survey yield |
| 31217Macon-Bibb County | D 42#12,539 nat | RankedPrimary | 81#1,165 of 20,132 · top 6% | 46#11,286 of 20,132 · bottom 44% | 9.8%Survey yield |
| 31220Macon-Bibb County | C 50#8,961 nat | RankedPrimary | 61#5,193 of 20,132 · top 26% | 45#11,801 of 20,132 · bottom 41% | 8.5%Survey yield |
| 31210Macon-Bibb County | C 45#11,075 nat | RankedPrimary | 53#8,333 of 20,132 · top 41% | 50#9,927 of 20,132 · top 49% | 5.7%Survey yield |
The honest read
Macon-Bibb County scores 36/100 overall (grade F): 76 for Cash Flow, 34 for Growth, and 15 for Stability, each a 0–100 score built from the factors in that category. The scenario above shows what a representative investor-entry purchase pencils out to at today's rates. Everything we can measure is in the table below, with its source.
Every factor, shown
The Overall score blends three category scores built from thirteen measured factors: Cash Flow (35%), Growth (35%), and Stability (30%). The table shows every factor; the tag on each percentile marks which category a scored factor feeds. Untagged factors are shown for context but not scored. Every percentile also carries the band it falls in - top 10%, top quartile, above or below the national median, bottom quartile, bottom 10% - so a bare ordinal still reads as a position; the band restates that percentile and adds nothing to it. Every value carries its source and as-of date. How the score works.
| Factor | Value | National percentile | Source · as-of | What it means |
|---|---|---|---|---|
| Expense-adjusted yield fallback | 3.9% | Top quartile75th percentile · Cash Flow | Census ACS · ACS 5-yr 2020-2024 | Annual rent divided by price, net of a modeled vacancy, tax, capex, and management allowance: the core of the Cash Flow category and what the score is actually computed from. The unadjusted gross yield is shown elsewhere on this page. |
| Price to income fallback | 3.4x | Top quartile77th percentile · Cash Flow | Census ACS · ACS 5-yr 2020-2024 | Home price over local median income. Lower is cheaper relative to what people earn. Part of the Cash Flow category. |
| Population growth | 0.2%/yr | Below median41st percentile · Growth | Census PEP · Census PEP 2020→2025 (vintage 2025) + Census PEP 2015→2025 (vintages 2019+2025) | Census population trend for the place, capped at 4.5%/yr before scoring (diminishing returns above that rate): the heaviest factor in the Growth category. |
| Job growth | -0.5%/yr | Bottom quartile10th percentile · Growth | BLS LAUS (county) · BLS LAUS county annual 2019→2025 (pre-COVID anchor; 2025 is an 11-month average) + BLS LAUS county annual 2015→2025 | County employment trend, capped at 4.0%/yr before scoring (diminishing returns above that rate). A Growth-category factor. |
| Income growth | 4.4%/yr | Below median38th percentile · Growth | Census ACS · ACS 5-yr 2020-2024 | Local median-income trend. A Growth-category factor. |
| Rent growth fallback | 4.7%/yr | Top quartile78th percentile · Growth | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | A 40/60 blend of 3-year and 10-year rent trend (the model's own weighting). A Growth-category factor. |
| Home-value growth fallback | 4.6%/yr | Below median47th percentile · Growth | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | A 40/60 blend of 3-year and 10-year price trend (the model's own weighting). A small Growth-category factor. |
| Unemployment | 4.3% | Below median42nd percentile · Stability | BLS LAUS (county) · BLS LAUS county annual 2025 (11-month average) | County unemployment rate. Lower is steadier, a Stability-category factor. |
| Rental vacancy | 11.0% | Bottom 10%9th percentile · Stability | Census ACS B25004 · ACS 5-yr 2020-2024 | Share of rentals empty. Lower means more pricing power. A Stability-category factor. |
| Property tax rate | 1.0% | Below median47th percentile · Stability | Census ACS B25103/B25077 · ACS 5-yr 2020-2024 | Median tax over median value. A direct drag on cash flow, scored in the Stability category as carrying-cost burden. |
| Months of supply | not measured | - | derived | Listings over sales pace. Under about 4 is a seller market, over 6 a buyer market. A Stability-category factor. |
| Days on market | not measured | - | derived | How fast homes sell. Lower means more liquidity and an easier exit. Shown for context, not scored. |
| Sale-to-list ratio | not measured | - | derived | Sale price over asking. Above 100% means homes clear over ask. Shown for context, not scored. |
| Net domestic migration | -0.7/1k | Below median45th percentile | Census PEP (county) · PEP vintage 2025 | Net people moving in or out of the county, per 1,000 residents. Shown for context, not scored. |
| Building permits | 2.4/1k | Top 10%94th percentile | Census BPS (county) · BPS 2025 | New-construction permits per 1,000 homes. More means more supply coming. Shown for context, not scored. |
| Rent burden | 35% | Bottom quartile17th percentile | Census ACS B25071 · ACS 5-yr 2020-2024 | Median rent as a share of income. Higher means less headroom for increases. Shown for context, not scored. |
| Median year built | 1977 | Above median50th percentile | Census ACS B25035 · ACS 5-yr 2020-2024 | Age of the housing stock. Older stock carries more capex. Shown for context, not scored. |
| Max drawdown | not measured | - | derived | Worst peak-to-trough home-value decline on record. Shown for context, not scored. |
| Violent crime | 108 /100k, county | Bottom 10%1st percentile · Stability | FBI CDE · 2023 | Reported violent-crime rate, via the county sheriff (municipal-level not available). Scored in the Stability category; property crime is scored too but shown here as the headline safety number. City-level data cannot resolve within-neighborhood risk. |
- † Job growth and unemployment are county-level (BLS LAUS, county FIPS 13021); large multi-county cities inherit their dominant county’s figures.
- Yield uses ACS median gross rent and home value (Census survey data, 2020–2024 average) because Zillow does not cover this city - not directly comparable to Zillow-based yields.
- Data flag: cashYield: ACS fallback (no Zillow rent+value).
- Data flag: rentGrowth: ACS CAGR fallback.
- Data flag: appreciation: ACS CAGR fallback.
Where to go next from Macon-Bibb County
Every link below is this market's own data taken one step further: its neighbours in the ranking, the same numbers side by side, or the same numbers in a calculator you can change.
Nearby in the Georgia rankings, and national look-alikes
- Chamblee, GAGrade D · score 38/100 · yield 4.9% · $476,005 · #3,633 nationalZillow ZHVI $156k (2000) to $476k (2026), +204%
- Roswell, GAGrade D · score 36/100 · yield 3.2% · $653,146 · #3,844 nationalZillow ZHVI $220k (2000) to $653k (2026), +197%
- Americus, GAGrade F · score 35/100 · yield 8.4% · $134,051 · #3,920 nationalZillow ZHVI $91k (2000) to $134k (2026), +48%
- Dunwoody, GAGrade F · score 30/100 · yield 3.1% · $672,389 · #4,303 nationalZillow ZHVI $251k (2000) to $672k (2026), +167%
- Glenview, ILGrade F · score 36/100 · yield 4.1% · $697,923 · #3,889 nationalZillow ZHVI $335k (2000) to $698k (2026), +108%
- Brockport, NYGrade F · score 36/100 · yield 5.4% · $281,655 · #3,888 nationalZillow ZHVI $107k (2000) to $282k (2026), +163%
- Hiawatha, IAGrade F · score 36/100 · yield 4.3% · $262,180 · #3,883 nationalZillow ZHVI $124k (2000) to $262k (2026), +112%
Compare Macon-Bibb County head to head
- Macon-Bibb County vs Chamblee vs GlenviewThe pre-filled matchup: nearest in-state rank and closest national grade.
- Macon-Bibb County vs Roswell, GAGrade D · yield 3.2%
- Macon-Bibb County vs Brockport, NYGrade F · yield 5.4%
- Pick your own opponentAny of the 5,233 tracked cities.
Underwrite a Macon-Bibb County deal
- Cap rateOpens on Macon-Bibb County's own entry price and rent. Change either one.
- Cash flow & DSCRMonthly cash flow and DSCR, prefilled with this market's numbers.
- Mortgage paymentP&I on Macon-Bibb County's entry price at the assumptions shown above.
- All marketsCompare Macon-Bibb County against 4,812 ranked cities.
- Georgia ZIP CodesEvery Georgia ZIP Code area (Census ZCTAs), scored separately from the city rankings.
- Ranked listsYield, affordability, growth, stability, price band, or whether rent covers the mortgage.
For learning, not advice. A market screen from public data - not a forecast, not underwriting, not a recommendation to buy anywhere.