dynamic.RE
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An appreciation-lean market without the demand pressure to back it. The rent math runs thin.
What would change this read: a price correction (median already +0.6% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +9.5% YoY, is the number to watch.
The median listing price is up 0.6% YoY while the median home got up 5.6% bigger, so value per square foot is up 0.8%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
At the median, a $198K purchase rents for $975/mo: 0.49% of price per month against the 1% rule's 1.00%.
Not shown: 5 BR (sale only, no matching rent), 6 BR (sale only, no matching rent), 7 BR (sale only, no matching rent), 8 BR (sale only, no matching rent).
Sales here take about 44 days longer to go under contract than rentals (median across 3 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented), Townhouse (rented here, not sold).
U.S. Census ACS characteristics for ZIP 31906 itself, not its parent county.
Renters hold 52.8% of this ZIP's 8,770 occupied households, on a median household income of $45K.
| Measure | ZIP 31906 | Muscogee County | Difference |
|---|---|---|---|
| Median Household Income | $45K | $58K | -$13K |
| Below Poverty Level | 25.4% | 19.0% | +6.4% |
| Median Age | 38.00 | 35.40 | +2.60 |
| Total Population | 20,400 | 203,711 | -- |
| Avg Household Size | 2.32 | 2.43 | -0.11 |
| Owner-Occupied | 47.2% | 50.8% | -3.6% |
| Worked From Home | 13.6% | 12.1% | +1.5% |
| Mean Commute | 23.40 | 20.90 | +2.50 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is down 0.3% to 203,711: residents under 18 are down 0.7% and those 65 and over are up 2.5%.
County median household income is $58K, 19.0% of residents are below the poverty level, 12.1% work from home.