1775 Denton St · Macon-Bibb County, GA 31211

$75,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 126 Days on market

Built 1955 8,276 sqft lot $112/sqft · 87% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

With hvac recently installed and updates throughout, this property offers a great investment opportunity!

Key facts

• 8,276 sq ft lot
• Built 1955
• Listed 125 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 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: 156 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $22k; list at $75k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.24% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.49%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (median comp): $40,037
• List price: $75,000
• Delta: 87.33%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2029 Kitchens Rd	0.04mi	2/1.0	672 (0%)	7mo	$35,000	$52	92
1861 Kitchens Rd	0.16mi	2/1.0	672 (0%)	3mo	$43,000	$64	90
1861 Kitchens Rd	0.16mi	2/1.0	672 (0%)	3mo	$43,000	$64	90
2015 Kitchens Rd	0.04mi	2/1.0	672 (0%)	10mo	$110,000	$164	90
1015 Haywood Rd	0.11mi	2/1.0	672 (0%)	11mo	$11,300	$17	86
1030 Dennis St	0.42mi	3/1.0 (+1)	728 (+8%)	16mo	$83,000	$114	48

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: 7.5%
• Equity multiple: 1.30×
• Total profit: $6,196
• Equity at exit: $11,183

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $28,940
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $931 high
• Mortgage (P&I): −$393
• Tax from tax record: −$22 /mo · $268/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $289

Break-even live

Break-even rent $566

Max offer price $75,000

Occupancy floor 64%

Sensitivity live

Price	-10% $331	-5% $310	+0% $289	+5% $267	+10% $246
Rent	-10% $215	-5% $252	+0% $289	+5% $325	+10% $362
Rate	-1.0pp $326	-0.5pp $308	base $289	+0.5pp $269	+1.0pp $249

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1073 Haywood Rd Macon, GA	2.0	1.0	672	$950	$1.41	44d	1	0.05mi
920 Williams St E Macon, GA	1.0	1.0	600	$650	$1.08	44d	1	0.50mi
918 Williams St E Unit 918 Macon, GA	1.0	1.0	650	$650	$1.00	44d	1	0.50mi
2050 Old Clinton Rd Macon, GA	1.0–2.0	1.0	588	$900	$1.53	14d	1	0.93mi
1108 Boulevard Unit 3 Macon, GA	1.0	1.0	616	$815	$1.32	14d	1	0.98mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	44d	1	1.00mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	21d	1	1.00mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	14d	1	1.02mi
2903 Skyline Rd Macon, GA	2.0	1.0	725	$960	$1.32	14d	1	1.46mi
2913 Skyline Rd Macon, GA	2.0	1.0	700	$910	$1.30	21d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $75,000 Active 126 DOM
2. 2026-06-18
   days on market $75,000 Active 125 DOM
3. 2026-06-17
   days on market $75,000 Active 124 DOM
4. 2026-06-16
   days on market $75,000 Active 123 DOM
5. 2026-06-15
   days on market $75,000 Active 122 DOM
6. 2026-06-14
   days on market $75,000 Active 120 DOM
7. 2026-06-13
   days on market $75,000 Active 119 DOM
8. 2026-06-10
   days on market $75,000 Active 117 DOM
9. 2026-06-09
   days on market $75,000 Active 116 DOM
10. 2026-06-09
    days on market $75,000 Active 115 DOM
11. 2026-06-07
    days on market $75,000 Active 114 DOM
12. 2026-06-03
    days on market $75,000 Active 110 DOM
13. 2026-06-02
    days on market $75,000 Active 109 DOM
14. 2026-06-01
    days on market $75,000 Active 108 DOM
15. 2026-05-31
    days on market $75,000 Active 107 DOM
16. 2026-05-30
    days on market $75,000 Active 106 DOM
17. 2026-02-14
    listed $75,000 Active 105-char remark

    Show marketing remark (105 chars)

    With hvac recently installed and updates throughout, this property offers a great investment opportunity!

18. 2026-02-13
    listed $75,000 New 105-char remark

    Show marketing remark (105 chars)

    With hvac recently installed and updates throughout, this property offers a great investment opportunity.

19. 2019-10-21
    soldstatus $22,000

ⓘ 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: $268 · $22/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$422/yr (+$35/mo · 157.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $11,172
• − Mortgage interest: −$4,201
• − Property taxes: −$268
• − Insurance: −$375
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$2,182
• Taxable income: $2,358
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $2,897/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

+240.9% since first listed

3 events — show timeline

• 2026-02-14 Listed $75,000 CGMLS
• 2026-02-13 Listed $75,000 GAMLS
• 2019-10-21 Sold (Public Records) $22,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $268 · -1.3% YoY. Source: county tax records.