1808 Bethlea Ave · Macon-Bibb County, GA 31204

$90,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 9 Days on market

Built 1950 0.26 ac lot $87/sqft · at area comps Est $86k · at est.

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Why this score? — see what drove the C+ 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +5.3/15.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

We all like options and this home is packed full of options! The move in ready main residence feature 3 bedrooms, 1 full bathroom, a spacious living room and a well designed kitchen. Out back, you will find a second home that could be rental property to offset the payments on your home, or it could be a guest house for friends and family to stay in. On the other hand, you could rent out both properties and maximize your ROI by getting 2 homes on one property in a prime location!

Key facts

• 0.26 acre lot
• Built 1950
• Listed 9 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Carport; Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-family house; Residential resale; Built in 1950
• Construction: Vinyl siding construction; Composition roof; Built in 1950
• Exterior features: Composition roof; Vinyl siding; Chain link fence; Corner lot; Guest house and outbuilding on the property

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One-level layout; Dining room and living room combined; No basement; Gas water heater; Public records list living area as 1,032
• Laundry & utility: Mud room for laundry/utility

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.6% vs local median 5.5% 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 C — 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: Rents rising fast (+4.6%/yr); 258 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($39k/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 $622 of loan paydown is wiped out by about $3k 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 + 4.6% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (median comp): $85,788
• List price: $90,000
• Delta: 4.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1919 Bethlea Ave	0.12mi	3/1.0	1,120 (+8%)	1mo	$110,000	$98	79
1731 Eveline Ave	0.29mi	3/1.0	1,014 (-2%)	14mo	$62,000	$61	72
1555 Dexter Ave	0.53mi	3/1.0	1,064 (+3%)	15mo	$62,500	$59	57
1710 Arlington Park	0.23mi	3/1.5	1,180 (+14%)	14mo	$81,997	$69	52
2018 Winston Dr	0.66mi	3/1.5	1,000 (-3%)	20mo	$70,100	$70	46
1514 Dexter Ave	0.62mi	2/1.0 (-1)	1,128 (+9%)	6mo	$68,500	$61	45
1513 Dexter Ave	0.62mi	3/1.0	900 (-13%)	14mo	$73,120	$81	38
3281 Ridgeland Ave	0.61mi	3/2.0	1,180 (+14%)	13mo	$139,000	$118	33

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $7,918
• Equity at exit: $13,419

10-year hold

• IRR: 18.4%
• Equity multiple: 2.64×
• Total profit: $41,251
• Equity at exit: $7,782

Cash invested: $25,200 (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 31204

• Rents YoY: 4.6%
• Active inventory: 258
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,119 high
• Mortgage (P&I): −$472
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $325

Break-even live

Break-even rent $708

Max offer price $90,000

Occupancy floor 66%

Sensitivity live

Price	-10% $376	-5% $350	+0% $325	+5% $299	+10% $274
Rent	-10% $236	-5% $281	+0% $325	+5% $369	+10% $413
Rate	-1.0pp $370	-0.5pp $348	base $325	+0.5pp $301	+1.0pp $278

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	45d	1	0.08mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	45d	1	0.24mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	0.46mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	22d	1	0.61mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	45d	4	0.63mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	22d	1	0.70mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	45d	1	0.80mi
4228 Mark Pl Macon, GA	4.0	1.5	1000	$1,300	$1.30	14d	1	0.98mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	22d	1	1.02mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	45d	1	1.07mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	45d	1	1.12mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	22d	1	1.12mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	1.15mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	22d	1	1.15mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	22d	1	1.15mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	22d	1	1.15mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	45d	1	1.18mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	22d	1	1.18mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	45d	1	1.24mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	22d	1	1.29mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	45d	1	1.31mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	45d	1	1.31mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	22d	1	1.33mi
4265 Hillary Pl Macon, GA	4.0	2.0	1250	$1,450	$1.16	45d	1	1.41mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	22d	1	1.42mi
4158 Log Cabin Dr Macon, GA	3.0	1.5	1380	$1,375	$1.00	22d	1	1.44mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	1.50mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	45d	1	1.50mi
4151 Log Cabin Dr Macon, GA	1.0–2.0	1.0–2.0	836	$1,434	$1.72	45d	1	1.50mi

Listing history 4 events

1. 2026-05-14
   historical Active Under Contract 483-char remark
2. 2026-05-14
   status Under Contract 483-char remark
3. 2026-05-05
   listed $90,000 Active 483-char remark
4. 2026-05-04
   listed $90,000 New 483-char remark

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$227/yr (+$19/mo · 37.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,432
• − Mortgage interest: −$5,041
• − Property taxes: −$601
• − Insurance: −$450
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,618
• Taxable income: $2,572
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,279/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-14 Delisted — CGMLS
• 2026-05-14 Listing Removed — GAMLS
• 2026-05-05 Listed $90,000 CGMLS
• 2026-05-04 Listed $90,000 GAMLS

Property tax history

+13.9%/yr

Latest (2025): $601 · -1.3% YoY. Source: county tax records.