Muscogee County, GA

Muscogee County’s tension is income versus exit risk: Zillow’s 2026-06 median home value of $190,185 and median asking rent of $1,277 produce the supplied 8.06% gross yield before costs, while listings and household flows call for price discipline. Buyers who can verify unit-level flood and operating costs should investigate; those relying on quick resale or untested rents should be cautious. This is a county screen, not an appraisal.

Zillow shows modest, similarly paced price and asking-rent gains, supporting gross yield but not net return. FHFA’s 2025 repeat-transaction HPI rose 4.98%; it corroborates direction but is an index, not a home value, and has a different vintage and method. The effective property-tax rate is 0.86%, requiring parcel-level assessed-value and levy review. The supplied two-bedroom HUD FMR is below market rent but is a payment standard, not an asking-rent estimate; it cannot substitute for measured rent or yield.

Realtor.com’s 2026-06 MLS evidence is softer: active listings rose 31.75% and 14.02% carried price reductions. These measure visible asking supply and seller concessions, not closed-sale prices or buyer demand. Net migration was negative 196 tax-return households, while inbound mover income trailed outbound income by $6,856. Investors made 369 of 1,930 purchases, or 19.12%, a meaningful nonoccupant-mortgage presence, not a measure of all-cash activity. Annual QCEW shows near-flat covered workplace employment, wage growth, and Trade, transportation, and utilities as the largest disclosed private supersector—not resident employment or unemployment.

Modeled expected annual climate loss is about 0.10% of building value and inland flood is the dominant hazard; obtain flood zone, elevation, insurance, deductible, and repair history rather than convert that ratio into dollars. Missing vacancy, achieved concessions, unit-type rents, sale comps, financing, and operating or insurance costs prevent net-yield and acquisition-basis conclusions. Confirm parcel tax, lease comparables, flood coverage, and transaction buyer composition.