701 Grayson Ave · Macon-Bibb County, GA 31204

$85,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 34 Days on market

Built 1962 4,791 sqft lot $93/sqft · 37% above area Est $62k · 37% over

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity for a move-in ready home under $100,000! Owned by the same family for multiple generations, this home radiates pride of ownership. Walk inside to original hardwood floors and fresh paint throughout, creating a bright, clean atmosphere. All three bedrooms provide ample space and share a brand-new updated bathroom. The recently renovated kitchen features stainless steel appliances, white cabinets, and solid surface countertops. The large carport provides space for two cars and is fenced for privacy and security. The fully fenced backyard is level and cleared with a shed for extra storage or workshop space. Key structural improvements including a new roof and structural reinforcement of the crawlspace provide long-term peace of mind for the new owner. Situated in a convenient location with easy access to shopping, restaurants, and schools, this is a rare opportunity to own a home that has been truly loved and well maintained.

Key facts

• White cabinets
• Large carport
• 4,791 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• RECENTLY RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• WHITE CABINETS
• SOLID SURFACE COUNTERTOPS
• LARGE CARPORT

Property features AI

Finance

• Other: Property listed as residential single-family; Lot size approximately 0.11 acre
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Carport (attached); Off-street parking; Total parking for 4 vehicles; Kitchen-level parking access
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Phone service available; Sewer connected; Water available
• Home design: Single-family residence; House structure; Corner, level lot; Facing entry level information not specified
• Construction: Built in 1962; Brick construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Garden; Patio; Back yard with fencing; Chain link fenced; Outbuilding / shed

Interior

• Kitchen: Breakfast area; Solid surface counters; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Updated/remodeled condition; No common walls; Crawl space foundation; Breakfast area; Solid surface kitchen counters; Other room types
• Laundry & utility: Washer in kitchen (laundry located in kitchen)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Hartley Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 438 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 255 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $61,872
• List price: $85,000
• Delta: 37.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Edwards Ave	0.05mi	3/1.0 (+1)	932 (+2%)	9mo	$105,000	$113	82
730 Grayson Ave	0.04mi	3/1.0 (+1)	852 (-7%)	3mo	$44,000	$52	79
742 Grayson Ave	0.06mi	3/1.0 (+1)	840 (-8%)	3mo	$22,500	$27	76
853 Grayson Ave	0.14mi	3/1.0 (+1)	984 (+8%)	4mo	$38,000	$39	72
344 Blossom Ave	0.49mi	3/1.0 (+1)	936 (+3%)	4mo	$135,000	$144	65
330 Hortman Ave	0.41mi	3/1.0 (+1)	919 (+1%)	14mo	$65,982	$72	63
2017 Lowe St	0.28mi	3/1.0 (+1)	1,025 (+12%)	10mo	$47,000	$46	53
3053 Churchill St	0.67mi	2/1.0	890 (-2%)	15mo	$83,000	$93	52
1513 Dexter Ave	0.66mi	3/1.0 (+1)	900 (-1%)	14mo	$73,120	$81	51
1545 Wellworth Ave	0.57mi	2/1.0	806 (-12%)	7mo	$60,000	$74	48
1426 Bailey Ave	0.58mi	3/1.0 (+1)	988 (+8%)	11mo	$85,000	$86	45
1731 Eveline Ave	0.63mi	3/1.0 (+1)	1,014 (+11%)	14mo	$62,000	$61	36

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,300
• Equity at exit: $12,674

10-year hold

• IRR: 12.4%
• Equity multiple: 2.05×
• Total profit: $25,027
• Equity at exit: $7,349

Cash invested: $23,800 (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: 255
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $936 high
• Mortgage (P&I): −$446
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $213

Break-even live

Break-even rent $667

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $261	-5% $237	+0% $213	+5% $189	+10% $165
Rent	-10% $139	-5% $176	+0% $213	+5% $250	+10% $287
Rate	-1.0pp $256	-0.5pp $234	base $213	+0.5pp $191	+1.0pp $168

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	21d	1	0.10mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	0.38mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.51mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	0.52mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	0.60mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	0.61mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.63mi
2349 Mason St Macon, GA	1.0	1.0	552	$625	$1.13	44d	1	0.67mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	0.90mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	1.03mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	21d	1	1.08mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.14mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.14mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	44d	1	1.14mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	1.23mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.28mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	1.29mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	1.29mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.33mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	1.35mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.40mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.43mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.43mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	1.48mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	1.48mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	14d	1	1.50mi

Listing history 11 events

1. 2026-06-03
   statusdays on market $85,000 Under Contract 34 DOM

   Show marketing remark (964 chars)

   Don't miss this opportunity for a move-in ready home under $100,000! Owned by the same family for multiple generations, this home radiates pride of ownership. Walk inside to original hardwood floors and fresh paint throughout, creating a bright, clean atmosphere. All three bedrooms provide ample space and share a brand-new updated bathroom. The recently renovated kitchen features stainless steel appliances, white cabinets, and solid surface countertops. The large carport provides space for two cars and is fenced for privacy and security. The fully fenced backyard is level and cleared with a shed for extra storage or workshop space. Key structural improvements including a new roof and structural reinforcement of the crawlspace provide long-term peace of mind for the new owner. Situated in a convenient location with easy access to shopping, restaurants, and schools, this is a rare opportunity to own a home that has been truly loved and well maintained.

2. 2026-06-02
   days on market $85,000 Active 33 DOM
3. 2026-06-01
   days on market $85,000 Active 32 DOM
4. 2026-05-31
   days on market $85,000 Active 31 DOM
5. 2026-05-30
   days on market $85,000 Active 30 DOM
6. 2026-05-14
   price $85,000 964-char remark

   Show marketing remark (964 chars)

   Don't miss this opportunity for a move-in ready home under $100,000! Owned by the same family for multiple generations, this home radiates pride of ownership. Walk inside to original hardwood floors and fresh paint throughout, creating a bright, clean atmosphere. All three bedrooms provide ample space and share a brand-new updated bathroom. The recently renovated kitchen features stainless steel appliances, white cabinets, and solid surface countertops. The large carport provides space for two cars and is fenced for privacy and security. The fully fenced backyard is level and cleared with a shed for extra storage or workshop space. Key structural improvements including a new roof and structural reinforcement of the crawlspace provide long-term peace of mind for the new owner. Situated in a convenient location with easy access to shopping, restaurants, and schools, this is a rare opportunity to own a home that has been truly loved and well maintained.

7. 2026-05-14
   price $85,000 964-char remark

   Show marketing remark (964 chars)

   Don't miss this opportunity for a move-in ready home under $100,000! Owned by the same family for multiple generations, this home radiates pride of ownership. Walk inside to original hardwood floors and fresh paint throughout, creating a bright, clean atmosphere. All three bedrooms provide ample space and share a brand-new updated bathroom. The recently renovated kitchen features stainless steel appliances, white cabinets, and solid surface countertops. The large carport provides space for two cars and is fenced for privacy and security. The fully fenced backyard is level and cleared with a shed for extra storage or workshop space. Key structural improvements including a new roof and structural reinforcement of the crawlspace provide long-term peace of mind for the new owner. Situated in a convenient location with easy access to shopping, restaurants, and schools, this is a rare opportunity to own a home that has been truly loved and well maintained.

8. 2026-05-14
   price $85,000

   Show marketing remark (964 chars)

   Don't miss this opportunity for a move-in ready home under $100,000! Owned by the same family for multiple generations, this home radiates pride of ownership. Walk inside to original hardwood floors and fresh paint throughout, creating a bright, clean atmosphere. All three bedrooms provide ample space and share a brand-new updated bathroom. The recently renovated kitchen features stainless steel appliances, white cabinets, and solid surface countertops. The large carport provides space for two cars and is fenced for privacy and security. The fully fenced backyard is level and cleared with a shed for extra storage or workshop space. Key structural improvements including a new roof and structural reinforcement of the crawlspace provide long-term peace of mind for the new owner. Situated in a convenient location with easy access to shopping, restaurants, and schools, this is a rare opportunity to own a home that has been truly loved and well maintained.

9. 2026-04-30
   listed $74,000 New 964-char remark

   Show marketing remark (964 chars)

   Don't miss this opportunity for a move-in ready home under $100,000! Owned by the same family for multiple generations, this home radiates pride of ownership. Walk inside to original hardwood floors and fresh paint throughout, creating a bright, clean atmosphere. All three bedrooms provide ample space and share a brand-new updated bathroom. The recently renovated kitchen features stainless steel appliances, white cabinets, and solid surface countertops. The large carport provides space for two cars and is fenced for privacy and security. The fully fenced backyard is level and cleared with a shed for extra storage or workshop space. Key structural improvements including a new roof and structural reinforcement of the crawlspace provide long-term peace of mind for the new owner. Situated in a convenient location with easy access to shopping, restaurants, and schools, this is a rare opportunity to own a home that has been truly loved and well maintained.

10. 2026-04-30
    listed $74,000 Active 964-char remark

    Show marketing remark (964 chars)

    Don't miss this opportunity for a move-in ready home under $100,000! Owned by the same family for multiple generations, this home radiates pride of ownership. Walk inside to original hardwood floors and fresh paint throughout, creating a bright, clean atmosphere. All three bedrooms provide ample space and share a brand-new updated bathroom. The recently renovated kitchen features stainless steel appliances, white cabinets, and solid surface countertops. The large carport provides space for two cars and is fenced for privacy and security. The fully fenced backyard is level and cleared with a shed for extra storage or workshop space. Key structural improvements including a new roof and structural reinforcement of the crawlspace provide long-term peace of mind for the new owner. Situated in a convenient location with easy access to shopping, restaurants, and schools, this is a rare opportunity to own a home that has been truly loved and well maintained.

11. 2026-04-30
    listed $74,000 Active

    Show marketing remark (964 chars)

    Don't miss this opportunity for a move-in ready home under $100,000! Owned by the same family for multiple generations, this home radiates pride of ownership. Walk inside to original hardwood floors and fresh paint throughout, creating a bright, clean atmosphere. All three bedrooms provide ample space and share a brand-new updated bathroom. The recently renovated kitchen features stainless steel appliances, white cabinets, and solid surface countertops. The large carport provides space for two cars and is fenced for privacy and security. The fully fenced backyard is level and cleared with a shed for extra storage or workshop space. Key structural improvements including a new roof and structural reinforcement of the crawlspace provide long-term peace of mind for the new owner. Situated in a convenient location with easy access to shopping, restaurants, and schools, this is a rare opportunity to own a home that has been truly loved and well maintained.

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$236/yr (+$20/mo · 43.2%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,233
• − Mortgage interest: −$4,761
• − Property taxes: −$546
• − Insurance: −$425
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,473
• Taxable income: $1,231
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,259/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

+14.9% since first listed

8 events — show timeline

• 2026-06-03 Contingent — MGMLS
• 2026-06-03 Pending — GAMLS
• 2026-05-14 Price Changed $85,000 GAMLS
• 2026-05-14 Price Changed $85,000 MGMLS
• 2026-05-14 Price Changed $85,000 CGMLS
• 2026-04-30 Listed $74,000 CGMLS
• 2026-04-30 Listed $74,000 GAMLS
• 2026-04-30 Listed $74,000 MGMLS

Property tax history

+5.7%/yr

Latest (2025): $546 · +0.2% YoY. Source: county tax records.