Augusta, GA — Rental Investment Analysis
🟢GOOD— solid returnsData: HUD FMR FY2024 + Zillow ZHVI April 2026 + Freddie Mac rates. Last updated June 2026.
Investment Summary
As of 2026, Augusta, GA offers a 7.0% cap rate with median home prices of $146,051 and 3-bedroom rents of $1,360/month.
Augusta offers solid returns for rental investors. With a median home price of $146,051, entry costs are low — making it accessible for beginning investors or those buying multiple properties. With 3-bedroom rents around $1,360/month, the 7.0% cap rate tells the story. Cash flow is modest at +$67/month — positive but tight. Rate increases or vacancies could flip it negative.
The 1% rule comes in at 0.88% — doesn't quite pass, but close enough to find individual deals that work. DSCR of 1.09 is tight — you'll pass most lender minimums but with little margin for error.
Bottom line: Buy here if you want reliable monthly income. Augusta is a cash flow market — don't expect rapid appreciation, but the checks come in every month.
Data sources: HUD Fair Market Rents (FY2024), Zillow Home Value Index (April 2026), Freddie Mac Primary Mortgage Market Survey.
Cap Rate
7.0%
Above average
Monthly Cash Flow
+$67
After all expenses
Price-to-Rent
9.5
Investor-friendly
DSCR
1.09
Tight
Key Metrics
- Median Home Price
- $146,051
- Average Rent (3BR)
- $1,360/mo
- Price-to-Rent Ratio
- 9.5(good)
- 1% Rule
- 0.88%(fails — need 1%+)
- Cash-on-Cash Return
- 2.5%
- Vacancy Rate
- 8.0%
Market Strength
- Unemployment Rate
- 3.5%(-0.8% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- +1.6% YoY
Property Tax Rate
0.83%
of assessed value (GA avg)
Median Income
$61,980
household (GA avg)
Rent-to-Income
26.3%
Affordable
Section 8 Max Rent
$1,360/mo
3BR voucher payment
GA Investor Climate
Landlord Friendly
8/10
State Income Tax
Has state tax
Property Tax
0.83% effective
Population Trend
+1.6% (3yr)
Population Movement (Tax Year 2021→2022)
Net Migration
-564 households
SHRINKING
Total Inflow
3,531
households moved in
Avg Income (New Residents)
$46,534
per household
Where they're coming from:
Where residents are leaving to:
Net outflow may indicate weakening demand — but can mean lower prices and higher cap rates.