Is Muscogee County, GA good for real estate investing?

Muscogee County has an investment score of 73/100, rated as "Buy". The county ranks #84 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Muscogee?

The rent-to-price ratio in Muscogee County is 8.08% annually, which ranks in the 89th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Muscogee?

The median home price in Muscogee County is $187,579. This ranks #328 in affordability among all US counties.

Can you cash flow on rental properties in Muscogee?

Based on median values with 20% down at current rates, a typical rental in Muscogee County would generate negative cash flow of $163/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Muscogee County

GeorgiaPopulation: 204,572

/100

Hold

#84 of 1,000 counties

#4 in Georgia (159 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated June 29, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$187,579

Median Home Price

18% below national median

$1,263/mo

Median Rent

13% below national median

8.08%

Rent-to-Price Ratio

Top 11% nationally

-$163

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,263/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$140,684	+$83/mo	7.0%	+3.1%
Median typical MLS deal	$187,579	-$163/mo	5.3%	-4.5%
125% of median newer / premium	$234,474	-$409/mo	4.2%	-9.1%

Price History

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$187,579

Down Payment (20%)$37,516

Loan Amount$150,063

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,263

Monthly P&I-$983

Est. Expenses (35%)-$442

Net Cash Flow-$163/mo

5.3%

Cap Rate (all cash)

-4.5%

Cash-on-Cash Return

8.08%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 5.3% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

73/100

Cash Flow(30%)

81/100

Based on 8.08% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

72/100

Based on 2.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

90/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Above-average rent-to-price ratio (8.08%)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative leverage (cap rate 5.3% < mortgage rate 6.9%)

Economic Indicators

Population

204,572

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield
+Value-add operators who can buy below median and force rent up
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
DecaturGA	77	$171,230	Est. pending	—	Strong Buy	View
CurrentMuscogeeGA	73	$187,579	$1,263	8.08%	Buy
LanierGA	73	$210,779	$1,723	9.81%	Buy	View
ToombsGA	72	$169,068	Est. pending	—	Buy	View
TattnallGA	71	$188,123	Est. pending	—	Buy	View
CookGA	68	$157,160	Est. pending	—	Buy	View

The Bottom Line

HoldMuscogee scores well overall, but a typical leveraged buy-and-hold loses $163/mo at current rates. Consider house hacking, value-add, or all-cash; otherwise a worse score with positive cash flow may be the better deal.

Muscogee County in Georgia scores 73/100, ranking #84 of 1,000 US counties (top 11%). At 20% down and current rates, a median-priced rental loses about $163/month; the 8.08% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-163/mo

Cap Rate

5.3%

Cash-on-Cash

-4.5%

Related markets

Markets like Muscogee with stronger cash flow

Lanier County for cash-flow rentals

Cheaper alternatives to Muscogee

Head-to-head comparisons

All counties in Georgia →

Ready to Analyze a Deal in Muscogee?

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Scenario comparison

Same $1,263/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$140,684	+$83/mo	7.0%	+3.1%
Median typical MLS deal	$187,579	-$163/mo	5.3%	-4.5%
125% of median newer / premium	$234,474	-$409/mo	4.2%	-9.1%

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$187,579

Down Payment (20%)$37,516

Loan Amount$150,063

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,263

Monthly P&I-$983

Est. Expenses (35%)-$442

Net Cash Flow-$163/mo

5.3%

Cap Rate (all cash)

-4.5%

Cash-on-Cash Return

8.08%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 5.3% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

73/100

Cash Flow(30%)

81/100

Based on 8.08% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

72/100

Based on 2.2% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

90/100

Based on price relative to estimated local incomes.

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield
+Value-add operators who can buy below median and force rent up
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

County

Verdict

DecaturGA

$171,230

Est. pending

—

Strong Buy

View

CurrentMuscogeeGA

$187,579

$1,263

8.08%

Buy

LanierGA

$210,779

$1,723

9.81%

Buy

View

ToombsGA

$169,068

Est. pending

—

Buy

View

TattnallGA

$188,123

Est. pending

—

Buy

View

CookGA

$157,160

Est. pending

—

Buy

View

The Bottom Line

Monthly Cash Flow

$-163/mo

Cap Rate

5.3%

Cash-on-Cash

-4.5%