2483 Hillside Dr · Macon-Bibb County, GA 31206

$90,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 70 Days on market

Built 1959 10,018 sqft lot $80/sqft · at area comps Est $88k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +6.6/15.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TENANT OCCUPIED, 24-hour notice is required for showings : Here's the total electric 4-sided brick, 3-bedroom home equipped with central heat & air, a dishwasher, refrigerator, stove & a bonus room you are strolling to locate at the right price of $90,000.

Key facts

• 0.23 acre lot
• Built 1959
• Listed 69 days

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 $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 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: Rents rising fast (+5.0%/yr); 209 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• At $1,267/mo this rent would consume 51% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 5.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1959 — 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: 1.41% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.53%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (median comp): $88,140
• List price: $90,000
• Delta: 2.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2422 Adger Rd	0.26mi	3/1.0	1,104 (-2%)	3mo	$125,000	$113	82
4255 Vinson Ave	0.28mi	4/1.0 (+1)	1,108 (-2%)	7mo	$80,000	$72	73
2473 Charlene Ct	0.40mi	3/1.5	1,048 (-7%)	1mo	$111,000	$106	67
4525 Clover Pl	0.17mi	3/2.0	1,291 (+14%)	1mo	$130,000	$101	63
2665 Chatsworth Ct	0.50mi	3/1.5	1,056 (-6%)	4mo	$50,000	$47	60
2738 Village Green Ln	0.61mi	3/1.0	1,056 (-6%)	1mo	$35,000	$33	60
2552 Allan Way	0.74mi	3/1.0	1,062 (-6%)	0mo	$124,500	$117	55
5780 Edwina Dr	0.63mi	3/1.0	1,200 (+6%)	6mo	$125,000	$104	55
2704 Reynolds Dr	0.65mi	3/1.0	1,036 (-8%)	7mo	$70,000	$68	50
2844 Shamrock Ln	0.72mi	3/1.0	1,000 (-11%)	2mo	$47,000	$47	46
5756 Edwina Dr	0.63mi	3/1.5	1,000 (-11%)	5mo	$132,000	$132	45
2642 Reynolds Dr	0.56mi	3/1.5	986 (-13%)	9mo	$130,000	$132	44

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.56×
• Total profit: $14,176
• Equity at exit: $13,419

10-year hold

• IRR: 24.0%
• Equity multiple: 3.27×
• Total profit: $57,273
• 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 31206

• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$472
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $410

Break-even live

Break-even rent $748

Max offer price $90,000

Occupancy floor 63%

Sensitivity live

Price	-10% $461	-5% $436	+0% $410	+5% $385	+10% $359
Rent	-10% $310	-5% $360	+0% $410	+5% $460	+10% $510
Rate	-1.0pp $455	-0.5pp $433	base $410	+0.5pp $387	+1.0pp $363

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4471 Elkan Ave Macon, GA	4.0	2.0	1128	$1,495	$1.33	45d	1	0.07mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	14d	1	0.19mi
4331 Ashland Dr Macon, GA	3.0	1.0	864	$1,025	$1.19	45d	1	0.21mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	45d	1	0.21mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	45d	1	0.22mi
4455 Fairfax Dr Macon, GA	3.0	2.0	1352	$1,225	$0.91	45d	1	0.25mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	22d	1	0.29mi
2418 Adger Rd Macon, GA	4.0	1.0	1365	$1,500	$1.10	45d	1	0.29mi
4685 Pinedale Dr Macon, GA	3.0	1.5	1404	$1,450	$1.03	14d	1	0.34mi
2459 Vivian Dr Macon, GA	3.0	1.0	792	$850	$1.07	14d	1	0.34mi
5962 Bloomfield Rd Macon, GA	4.0	1.5	1159	$1,300	$1.12	14d	1	0.35mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	45d	1	0.35mi
4300 Essex Rd Macon, GA	4.0	1.5	1246	$1,450	$1.16	22d	1	0.40mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	45d	1	0.44mi
2641 Leone Dr N Macon, GA	3.0	1.0	864	$1,100	$1.27	45d	1	0.45mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	45d	1	0.49mi
5711 Sterling Pl Macon, GA	3.0	1.0	864	$1,500	$1.74	22d	1	0.64mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	45d	1	0.66mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	22d	1	0.70mi
2916 Walmar Dr Macon, GA	3.0	2.0	1300	$1,275	$0.98	45d	1	0.86mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	45d	1	0.90mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	45d	1	1.32mi
3257 Ohara Dr S Macon, GA	3.0	1.0	1352	$1,125	$0.83	22d	1	1.36mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	45d	1	1.41mi

Listing history 29 events

1. 2026-06-21
   days on market $90,000 Active 70 DOM
2. 2026-06-19
   days on market $90,000 Active 68 DOM
3. 2026-06-18
   days on market $90,000 Active 67 DOM
4. 2026-06-17
   days on market $90,000 Active 66 DOM
5. 2026-06-16
   days on market $90,000 Active 65 DOM
6. 2026-06-15
   days on market $90,000 Active 64 DOM
7. 2026-06-14
   days on market $90,000 Active 62 DOM
8. 2026-06-13
   days on market $90,000 Active 61 DOM
9. 2026-06-10
   days on market $90,000 Active 59 DOM
10. 2026-06-09
    days on market $90,000 Active 58 DOM
11. 2026-06-09
    days on market $90,000 Active 57 DOM
12. 2026-06-07
    days on market $90,000 Active 56 DOM
13. 2026-06-03
    days on market $90,000 Active 52 DOM
14. 2026-06-02
    days on market $90,000 Active 51 DOM
15. 2026-06-01
    days on market $90,000 Active 50 DOM
16. 2026-05-31
    days on market $90,000 Active 49 DOM
17. 2026-05-30
    days on market $90,000 Active 48 DOM
18. 2026-05-05
    price $90,000 269-char remark

    Show marketing remark (265 chars)

    TENANT OCCUPIED, 24-hour notice is required for showings : Here's the total electric 4-sided brick, 3-bedroom home equipped with central heat & air, a dishwasher, refrigerator, stove & a bonus room you are strolling to locate at the right price of $90,000.

19. 2026-05-05
    price $90,000 265-char remark

    Show marketing remark (265 chars)

    TENANT OCCUPIED, 24-hour notice is required for showings : Here's the total electric 4-sided brick, 3-bedroom home equipped with central heat & air, a dishwasher, refrigerator, stove & a bonus room you are strolling to locate at the right price of $90,000.

20. 2026-04-12
    listed $95,000 Active 269-char remark

    Show marketing remark (269 chars)

    TENANT OCCUPIED, 24-hour notice is required for showings : Here's the total electric 4-sided brick, 3-bedroom home equipped with central heat & air, a dishwasher, refrigerator, stove & a bonus room you are strolling to locate at the right price of $90,000.

21. 2026-04-10
    listed $95,000 New 265-char remark

    Show marketing remark (265 chars)

    TENANT OCCUPIED, 24-hour notice is required for showings : Here's the total electric 4-sided brick, 3-bedroom home equipped with central heat & air, a dishwasher, refrigerator, stove & a bonus room you are strolling to locate at the right price of $90,000.

22. 2025-12-09
    historical
23. 2025-11-13
    listed $105,000 New
24. 2020-07-02
    soldstatus $50,000
25. 2020-05-06
    historical
26. 2020-05-04
    listed $60,000
27. 2019-06-13
    listed $97,000
28. 2002-12-20
    soldstatus $67,000
29. 1998-11-10
    soldstatus $28,000

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $15,209
• − Mortgage interest: −$5,041
• − Property taxes: −$980
• − Insurance: −$450
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,618
• Taxable income: $3,686
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $4,037/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+221.4% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $90,000 MGMLS
• 2026-05-05 Price Changed $90,000 GAMLS
• 2026-04-12 Listed $95,000 MGMLS
• 2026-04-10 Listed $95,000 GAMLS
• 2025-12-09 Listing Removed — GAMLS
• 2025-11-13 Listed $105,000 GAMLS
• 2020-07-02 Sold (MLS) $50,000 MGMLS
• 2020-05-06 Listing Removed — GAMLS
• 2020-05-04 Listed $60,000 MGMLS
• 2019-06-13 Listed $97,000 GAMLS
• 2002-12-20 Sold (Public Records) $67,000 Public Records
• 1998-11-10 Sold (Public Records) $28,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $980 · -1.3% YoY. Source: county tax records.