Is Dougherty County, GA good for real estate investing?

Dougherty County has an investment score of 76/100, rated as "Strong Buy". The county ranks #40 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Dougherty County is 9.70% annually, which ranks in the 97th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Dougherty?

The median home price in Dougherty County is $125,637. This ranks #86 in affordability among all US counties.

Can you cash flow on rental properties in Dougherty?

Based on median values with 20% down at current rates, a typical rental in Dougherty County would generate positive cash flow of $2/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Dougherty County

GeorgiaPopulation: 85,038

/100

Strong Buy

#40 of 1,000 counties

#4 in Georgia (159 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$125,637

Median Home Price

45% below national median

$1,016/mo

Median Rent

30% below national median

9.70%

Rent-to-Price Ratio

Top 3% nationally

+$2

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,016/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	$94,227	+$167/mo	8.4%	+9.3%
Median typical MLS deal	$125,637	+$2/mo	6.3%	+0.1%
125% of median newer / premium	$157,046	-$163/mo	5.0%	-5.4%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$125,637

Down Payment (20%)$25,127

Loan Amount$100,510

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,016

Monthly P&I-$659

Est. Expenses (35%)-$355

Net Cash Flow+$2/mo

6.3%

Cap Rate (all cash)

0.1%

Cash-on-Cash Return

9.70%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 6.3% 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.

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Score Breakdown

Overall Investment Score

76/100

Cash Flow(30%)

97/100

Based on 9.70% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

56/100

Based on 0.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

100/100

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 (9.70%)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative leverage (cap rate 6.3% < mortgage rate 6.9%)

Economic Indicators

Population

85,038

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+Value-add operators who can buy below median and force rent up

Skip if

−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
SumterGA	80	$136,878	Est. pending	—	Strong Buy	View
DecaturGA	77	$171,230	Est. pending	—	Strong Buy	View
CurrentDoughertyGA	76	$125,637	$1,016	9.70%	Strong 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

The Bottom Line

Strong BuyDougherty is a strong buy market with excellent fundamentals for buy-and-hold investors.

Dougherty County in Georgia scores 76/100, ranking #40 of 1,000 US counties (top 5%). At 20% down and current rates, a median-priced rental roughly breaks even on cash flow (9.70% gross rent-to-price ratio). The deal works on appreciation or with better terms, not on month-one cash flow.

Monthly Cash Flow

+$2/mo

Cap Rate

6.3%

Cash-on-Cash

0.1%