965 North Ave · Macon-Bibb County, GA 31211

$62,900

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 79 Days on market

Built 1930 9,147 sqft lot $48/sqft · 46% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman's Dream in North Highlands on large Lot Near Downtown, Mercer & Hospitals. Bring your vision to this North Highlands charmer, set on a generous lot just minutes from downtown Macon, Mercer University, and local hospitals. This home offers great potential with original hardwood floors throughout the main level and flexible spaces that can adapt to your needs. The front living room opens to an adjacent flex room that could serve as a third bedroom with the addition of a closet. The main level includes two bedrooms, one bath, a kitchen with dining nook, and washer/dryer connections located on the back deck. A finished walk-out basement provides additional living or project space, plus there's extra storage underneath the home. Enjoy the convenience of being able to stroll to the newly developed neighborhood park. With its location, lot size, and versatile layout, this property is ideal for someone ready to roll up their sleeves and make it their own.

Key facts

• Flexible spaces
• Extra storage
• Large lot

Tags

• LARGE LOT
• ORIGINAL HARDWOOD FLOORS
• FLEXIBLE SPACES
• FINISHED WALK-OUT BASEMENT
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 5.4% in Macon-Bibb County — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bibb County (urban): math 11% / reading 18% proficiency, ranked #161 of 174 in GA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 156 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $435 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,126 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.04% ✓
• Cap rate: 18.21%
• Cash-on-cash: 42.55%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

• ARV (median comp): $135,312
• List price: $62,900
• Delta: -53.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1049 Boulevard	0.09mi	2/2.0 (-1)	1,170 (-11%)	1mo	$135,000	$115	72
783 Boulevard	0.26mi	2/1.0 (-1)	1,337 (+2%)	9mo	$180,000	$135	68
1392 Fort Hill St	0.62mi	3/1.0	1,280 (-2%)	3mo	$35,000	$27	61
939 Boulevard	0.31mi	2/1.0 (-1)	1,216 (-7%)	5mo	$135,000	$111	60
328 Woolfolk St	0.48mi	3/1.0	1,340 (+2%)	13mo	$20,000	$15	59
1279 Briarcliff Rd	0.46mi	2/2.0 (-1)	1,251 (-4%)	9mo	$135,800	$109	59
853 Parkview Dr	0.48mi	3/2.0	1,192 (-9%)	8mo	$179,900	$151	56
1372 Walls Rd	0.55mi	4/2.0 (+1)	1,300 (-1%)	18mo	$150,000	$115	53
575 Cowan St	0.60mi	3/2.0	1,208 (-8%)	10mo	$68,900	$57	50
1010 Maynard St	0.70mi	3/2.0	1,254 (-4%)	12mo	$140,000	$112	50
837 Parkview Dr	0.53mi	3/2.0	1,361 (+4%)	22mo	$144,000	$106	50
1128 Maynard St	0.69mi	3/1.0	1,396 (+7%)	13mo	$27,000	$19	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.68×
• Total profit: $29,573
• Equity at exit: $9,379

10-year hold

• IRR: 45.7%
• Equity multiple: 5.37×
• Total profit: $76,936
• Equity at exit: $5,438

Cash invested: $17,612 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31211

• Active inventory: 156
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$330
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $624

Break-even live

Break-even rent $496

Max offer price $62,900

Occupancy floor 46%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	43d	1	0.15mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	21d	1	0.15mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	0.20mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	0.23mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	43d	1	0.38mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	0.38mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.43mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	0.43mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.44mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	43d	1	0.46mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	13d	1	0.97mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	13d	1	0.97mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.03mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	1.04mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	1.09mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	43d	1	1.14mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	21d	1	1.16mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	1.16mi
1933 Deerwood Pl Macon, GA	3.0	2.0	1572	$1,650	$1.05	13d	1	1.20mi
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	21d	1	1.22mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	1.24mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	43d	1	1.24mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	43d	1	1.25mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	13d	1	1.25mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	13d	1	1.25mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	43d	1	1.28mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	13d	4	1.29mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	1.34mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	13d	1	1.40mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	1.41mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.43mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	1.46mi

Listing history 26 events

1. 2026-06-19
   days on market $62,900 Active 79 DOM
2. 2026-06-18
   days on market $62,900 Active 78 DOM
3. 2026-06-17
   days on market $62,900 Active 77 DOM
4. 2026-06-16
   days on market $62,900 Active 76 DOM
5. 2026-06-15
   days on market $62,900 Active 75 DOM
6. 2026-06-14
   days on market $62,900 Active 73 DOM
7. 2026-06-13
   days on market $62,900 Active 72 DOM
8. 2026-06-10
   days on market $62,900 Active 70 DOM
9. 2026-06-09
   days on market $62,900 Active 69 DOM
10. 2026-06-09
    days on market $62,900 Active 68 DOM
11. 2026-06-07
    days on market $62,900 Active 67 DOM
12. 2026-06-03
    days on market $62,900 Active 63 DOM
13. 2026-06-02
    days on market $62,900 Active 62 DOM
14. 2026-06-01
    days on market $62,900 Active 61 DOM
15. 2026-05-31
    days on market $62,900 Active 60 DOM
16. 2026-05-30
    days on market $62,900 Active 59 DOM
17. 2026-05-15
    price $66,000 976-char remark

    Show marketing remark (974 chars)

    Handyman's Dream in North Highlands on large Lot Near Downtown, Mercer & Hospitals. Bring your vision to this North Highlands charmer, set on a generous lot just minutes from downtown Macon, Mercer University, and local hospitals. This home offers great potential with original hardwood floors throughout the main level and flexible spaces that can adapt to your needs. The front living room opens to an adjacent flex room that could serve as a third bedroom with the addition of a closet. The main level includes two bedrooms, one bath, a kitchen with dining nook, and washer/dryer connections located on the back deck. A finished walk-out basement provides additional living or project space, plus there's extra storage underneath the home. Enjoy the convenience of being able to stroll to the newly developed neighborhood park. With its location, lot size, and versatile layout, this property is ideal for someone ready to roll up their sleeves and make it their own.

18. 2026-05-15
    price $66,000 974-char remark

    Show marketing remark (974 chars)

    Handyman's Dream in North Highlands on large Lot Near Downtown, Mercer & Hospitals. Bring your vision to this North Highlands charmer, set on a generous lot just minutes from downtown Macon, Mercer University, and local hospitals. This home offers great potential with original hardwood floors throughout the main level and flexible spaces that can adapt to your needs. The front living room opens to an adjacent flex room that could serve as a third bedroom with the addition of a closet. The main level includes two bedrooms, one bath, a kitchen with dining nook, and washer/dryer connections located on the back deck. A finished walk-out basement provides additional living or project space, plus there's extra storage underneath the home. Enjoy the convenience of being able to stroll to the newly developed neighborhood park. With its location, lot size, and versatile layout, this property is ideal for someone ready to roll up their sleeves and make it their own.

19. 2026-05-08
    price $68,400 976-char remark

    Show marketing remark (974 chars)

    Handyman's Dream in North Highlands on large Lot Near Downtown, Mercer & Hospitals. Bring your vision to this North Highlands charmer, set on a generous lot just minutes from downtown Macon, Mercer University, and local hospitals. This home offers great potential with original hardwood floors throughout the main level and flexible spaces that can adapt to your needs. The front living room opens to an adjacent flex room that could serve as a third bedroom with the addition of a closet. The main level includes two bedrooms, one bath, a kitchen with dining nook, and washer/dryer connections located on the back deck. A finished walk-out basement provides additional living or project space, plus there's extra storage underneath the home. Enjoy the convenience of being able to stroll to the newly developed neighborhood park. With its location, lot size, and versatile layout, this property is ideal for someone ready to roll up their sleeves and make it their own.

20. 2026-05-08
    price $68,400 974-char remark

    Show marketing remark (974 chars)

    Handyman's Dream in North Highlands on large Lot Near Downtown, Mercer & Hospitals. Bring your vision to this North Highlands charmer, set on a generous lot just minutes from downtown Macon, Mercer University, and local hospitals. This home offers great potential with original hardwood floors throughout the main level and flexible spaces that can adapt to your needs. The front living room opens to an adjacent flex room that could serve as a third bedroom with the addition of a closet. The main level includes two bedrooms, one bath, a kitchen with dining nook, and washer/dryer connections located on the back deck. A finished walk-out basement provides additional living or project space, plus there's extra storage underneath the home. Enjoy the convenience of being able to stroll to the newly developed neighborhood park. With its location, lot size, and versatile layout, this property is ideal for someone ready to roll up their sleeves and make it their own.

21. 2026-04-01
    soldstatus $54,900
22. 2026-03-31
    listed $69,900 New 974-char remark

    Show marketing remark (976 chars)

    Handyman's Dream in North Highlands on large Lot Near Downtown, Mercer & Hospitals. Bring your vision to this North Highlands charmer, set on a generous lot just minutes from downtown Macon, Mercer University, and local hospitals. This home offers great potential with original hardwood floors throughout the main level and flexible spaces that can adapt to your needs. The front living room opens to an adjacent flex room that could serve as a third bedroom with the addition of a closet. The main level includes two bedrooms, one bath, a kitchen with dining nook, and washer/dryer connections located on the back deck. A finished walk-out basement provides additional living or project space, plus there's extra storage underneath the home. Enjoy the convenience of being able to stroll to the newly developed neighborhood park. With its location, lot size, and versatile layout, this property is ideal for someone ready to roll up their sleeves and make it their own.

23. 2026-03-31
    listed $69,900 Active 976-char remark

    Show marketing remark (976 chars)

    Handyman's Dream in North Highlands on large Lot Near Downtown, Mercer & Hospitals. Bring your vision to this North Highlands charmer, set on a generous lot just minutes from downtown Macon, Mercer University, and local hospitals. This home offers great potential with original hardwood floors throughout the main level and flexible spaces that can adapt to your needs. The front living room opens to an adjacent flex room that could serve as a third bedroom with the addition of a closet. The main level includes two bedrooms, one bath, a kitchen with dining nook, and washer/dryer connections located on the back deck. A finished walk-out basement provides additional living or project space, plus there's extra storage underneath the home. Enjoy the convenience of being able to stroll to the newly developed neighborhood park. With its location, lot size, and versatile layout, this property is ideal for someone ready to roll up their sleeves and make it their own.

24. 2026-03-18
    soldstatus $54,900 Closed
25. 2026-02-10
    historical Active Under Contract
26. 2026-02-04
    listed $54,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $426 · $35/mo
• Projected year-2 tax: $579 · $48/mo
• Expected delta: +$153/yr (+$13/mo · 36.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,433
• − Mortgage interest: −$3,523
• − Property taxes: −$426
• − Insurance: −$314
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$1,830
• Taxable income: $6,870
• Est. tax owed @ 24.0%: −$1,649
• After-tax cash flow: $5,845/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bibb County
• NCES district ID: 1300420
• Math proficiency: 11% ▼ -14.00%
• Reading proficiency: 18% ▼ -11.00%
• Median HH income: $37,426
• Composite: 12.13/100
• National rank: #9654
• State rank: #161 of 174 in GA

Livability — Macon-Bibb County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Macon-Bibb County, GA
• County: Bibb County · 164,332 people
• City population: 143,186
• Metro: Macon-Bibb County, GA
• Population (ZIP): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

Population outlook (Bibb County) Hauer SSP2

• Today (2025): 148,772 people
• By 2030: 145,904 · -1.9%
• By 2040: 139,404 · -6.3%
• By 2050: 131,603 · -11.5%
• By 2075: 111,050 · -25.4%
• By 2100: 83,346 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Bibb

• 2024 margin: Strong D (+22.4) · D 61.0% · R 38.5%
• 2008→2024 swing: +4.4pp toward D · 2008: 18.0pp · 2024: 22.4pp
• All cycles: 2024: D+22.4 2020: D+23.8 2016: D+20.2 2012: D+20.0 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• Metro: Macon-Bibb County, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+20.2% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $66,000 MGMLS
• 2026-05-15 Price Changed $66,000 GAMLS
• 2026-05-08 Price Changed $68,400 MGMLS
• 2026-05-08 Price Changed $68,400 GAMLS
• 2026-04-01 Sold (Public Records) $54,900 Public Records
• 2026-03-31 Listed $69,900 MGMLS
• 2026-03-31 Listed $69,900 GAMLS
• 2026-03-18 Sold (MLS) $54,900 MGMLS
• 2026-02-10 Contingent — MGMLS
• 2026-02-04 Listed $54,900 MGMLS

Property tax history

+5.6%/yr

Latest (2025): $426 · -26.6% YoY. Source: county tax records.