Is Macon County, NC good for real estate investing?

Macon County has an investment score of 55/100, rated as "Hold". The county ranks #501 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Macon County is 5.40% annually, which ranks in the 35th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Macon?

The median home price in Macon County is $366,678. This ranks #821 in affordability among all US counties.

Can you cash flow on rental properties in Macon?

Based on median values with 20% down at current rates, a typical rental in Macon County would generate negative cash flow of $850/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Macon County

North CarolinaPopulation: 37,088

/100

Hold

#501 of 1,000 counties

#38 in North Carolina (100 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

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

Market Snapshot

$366,678

Median Home Price

60% above national median

$1,650/mo

Median Rent

14% above national median

5.40%

Rent-to-Price Ratio

Top 65% nationally

-$850

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,650/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	$275,008	-$370/mo	4.7%	-7.0%
Median typical MLS deal	$366,678	-$850/mo	3.5%	-12.1%
125% of median newer / premium	$458,347	-$1,331/mo	2.8%	-15.2%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$366,678

Down Payment (20%)$73,336

Loan Amount$293,342

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,650

Monthly P&I-$1,922

Est. Expenses (35%)-$578

Net Cash Flow-$850/mo

3.5%

Cap Rate (all cash)

-12.1%

Cash-on-Cash Return

5.40%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.5% 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

55/100

Cash Flow(30%)

51/100

Based on 5.40% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

68/100

Based on 1.8% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

51/100

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

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (5.40%)
-Negative cash flow at typical financing (-$850/mo)
-Negative leverage (cap rate 3.5% < mortgage rate 6.9%)

Economic Indicators

Population

37,088

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

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
BurkeNC	56	$246,801	Est. pending	—	Hold	View
LincolnNC	56	$396,190	$1,690	5.12%	Hold	View
CurrentMaconNC	55	$366,678	$1,650	5.40%	Hold
FranklinNC	55	$354,406	$1,782	6.03%	Hold	View
TyrrellNC	54	$162,023	Est. pending	—	Hold	View
ChowanNC	53	$218,693	Est. pending	—	Hold	View

The Bottom Line

HoldMacon is a neutral market. Consider house hacking or targeting below-market deals.

Macon County in North Carolina scores 55/100, ranking #501 of 1,000 US counties (top 64%). At 20% down and current rates, a median-priced rental loses about $850/month; the 5.40% 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

$-850/mo

Cap Rate

3.5%

Cash-on-Cash

-12.1%