1195 Brentwood · Macon-Bibb County, GA 31204

$45,500

3 bd · 2.0 ba · 2,139 sqft · SingleFamily public records · 71 Days on market

Built 1930 0.27 ac lot $21/sqft · 39% below area Est $50k · 8% under ↓ 46% since listing

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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
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special just one mile from Mercer University. This fixer upper is a great addition to any portfolio. Located in a college town this property is one or two miles away from everything, shopping, dining and Macon Mall. The possibilities are endless, you can buy and hold, fix and flip or convert to a split pad and collect rents. Use caution when viewing and inter at your own risk.

Key facts

• 0.27 acre lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $43k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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.
• Zoned schools: Miller Magnet Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 585 students, 100% FRL); Central High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 844 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); 257 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 43% 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 $315 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 3y ago 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: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 65% 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 $42,770 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.03% ✓
• Cap rate: 27.42%
• Cash-on-cash: 75.45%
• DSCR: 4.36
• GRM: 2.8

CMA / ARV

• ARV (median comp): $49,527
• List price: $45,500
• Delta: -8.13%
• 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
1293 Courtland Ave	0.27mi	3/2.0	2,114 (-1%)	8mo	$131,740	$62	78
2794 Napier Ave	0.07mi	3/2.0	2,247 (+5%)	12mo	$167,980	$75	78
2710 Napier Ave	0.18mi	3/2.5	2,330 (+9%)	10mo	$70,000	$30	66
1161 Hillyer Ave	0.18mi	4/2.0 (+1)	2,000 (-6%)	14mo	$120,000	$60	64
2620 Stanislaus Cir	0.61mi	3/2.0	2,019 (-6%)	3mo	$360,000	$178	60
2713 Suwanee Ave	0.39mi	3/2.0	1,879 (-12%)	3mo	$85,500	$46	59
1197 Hillyer Ave	0.17mi	3/2.0	1,858 (-13%)	13mo	$85,000	$46	59
1196 Courtland Ave	0.30mi	3/2.0	1,836 (-14%)	12mo	$63,000	$34	52
2687 Hillcrest Ave	0.36mi	3/2.0	2,437 (+14%)	13mo	$45,000	$18	49
1030 Radio Dr	0.49mi	4/3.0 (+1)	2,052 (-4%)	16mo	$104,000	$51	48
2334 Napier Ave	0.61mi	3/1.5	1,900 (-11%)	3mo	$47,500	$25	48
2341 Beech Ave	0.60mi	3/2.0	1,891 (-12%)	18mo	$34,000	$18	38

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: 71.7%
• Equity multiple: 4.33×
• Total profit: $42,411
• Equity at exit: $6,784

10-year hold

• IRR: 76.1%
• Equity multiple: 9.46×
• Total profit: $107,834
• Equity at exit: $3,934

Cash invested: $12,740 (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: 257
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$239
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $745

Break-even live

Break-even rent $433

Max offer price $45,500

Occupancy floor 41%

Sensitivity live

Price	-10% $771	-5% $758	+0% $745	+5% $733	+10% $720
Rent	-10% $637	-5% $691	+0% $745	+5% $800	+10% $854
Rate	-1.0pp $768	-0.5pp $757	base $745	+0.5pp $734	+1.0pp $722

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: $11,375
• Closing costs: $1,365
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	46d	1	0.08mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	46d	1	0.17mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	23d	1	0.22mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	46d	1	0.24mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	23d	1	0.24mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	23d	1	0.26mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	46d	1	0.29mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	23d	1	0.40mi
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	46d	1	0.40mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	46d	1	0.48mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	15d	1	0.50mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	23d	1	0.74mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	46d	1	0.81mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	46d	1	0.90mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	46d	1	0.92mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	23d	1	0.92mi
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	15d	1	1.09mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	23d	1	1.15mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	23d	1	1.15mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	46d	1	1.16mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	46d	1	1.16mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	46d	1	1.16mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	46d	1	1.16mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	23d	1	1.31mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	23d	1	1.31mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	46d	1	1.35mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	15d	1	1.41mi
3713 Greenbriar Rd E Macon, GA	3.0	2.0	1600	$1,250	$0.78	46d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   days on market $45,500 Active 71 DOM
2. 2026-06-19
   days on market $45,500 Active 69 DOM
3. 2026-06-18
   days on market $45,500 Active 68 DOM
4. 2026-06-17
   days on market $45,500 Active 67 DOM
5. 2026-06-16
   days on market $45,500 Active 66 DOM
6. 2026-06-15
   days on market $45,500 Active 65 DOM
7. 2026-06-14
   days on market $45,500 Active 63 DOM
8. 2026-06-13
   days on market $45,500 Active 62 DOM
9. 2026-06-10
   days on market $45,500 Active 60 DOM
10. 2026-06-09
    days on market $45,500 Active 59 DOM
11. 2026-06-09
    days on market $45,500 Active 58 DOM
12. 2026-06-07
    days on market $45,500 Active 57 DOM
13. 2026-06-03
    days on market $45,500 Active 53 DOM
14. 2026-06-02
    days on market $45,500 Active 52 DOM
15. 2026-06-01
    days on market $45,500 Active 51 DOM
16. 2026-05-31
    days on market $45,500 Active 50 DOM
17. 2026-05-30
    days on market $45,500 Active 49 DOM
18. 2026-04-11
    listed $45,500 New 388-char remark

    Show marketing remark (388 chars)

    Investor special just one mile from Mercer University. This fixer upper is a great addition to any portfolio. Located in a college town this property is one or two miles away from everything, shopping, dining and Macon Mall. The possibilities are endless, you can buy and hold, fix and flip or convert to a split pad and collect rents. Use caution when viewing and inter at your own risk.

19. 2026-04-11
    listed $45,500 Active 388-char remark

    Show marketing remark (388 chars)

    Investor special just one mile from Mercer University. This fixer upper is a great addition to any portfolio. Located in a college town this property is one or two miles away from everything, shopping, dining and Macon Mall. The possibilities are endless, you can buy and hold, fix and flip or convert to a split pad and collect rents. Use caution when viewing and inter at your own risk.

20. 2026-01-10
    historical
21. 2025-07-04
    status Back On Market
22. 2025-07-01
    historical
23. 2025-05-22
    status Back On Market
24. 2025-05-19
    status Under Contract
25. 2025-04-17
    status Back On Market
26. 2025-04-04
    status Under Contract
27. 2025-02-04
    listed $58,900 New
28. 2024-12-01
    historical
29. 2024-12-01
    historical
30. 2024-11-19
    status Back On Market
31. 2024-11-19
    status Active
32. 2024-11-08
    status Under Contract
33. 2024-11-08
    status Pending
34. 2024-09-04
    status Back On Market
35. 2024-09-04
    status Active
36. 2024-08-20
    status Pending
37. 2024-08-20
    status Under Contract
38. 2024-05-22
    status Price Change
39. 2024-05-22
    price $65,000
40. 2024-05-22
    status Active
41. 2024-05-22
    price $65,000
42. 2024-05-11
    historical
43. 2024-05-11
    historical
44. 2024-02-14
    listed $68,000 Active
45. 2024-02-14
    listed $68,000 New
46. 2024-01-31
    historical
47. 2024-01-31
    historical
48. 2023-12-07
    price $78,900
49. 2023-12-07
    price $78,900
50. 2023-11-09
    price $84,000

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $419 · $35/mo
• Expected delta: +$68/yr (+$6/mo · 19.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% 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 65% 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: $16,524
• − Mortgage interest: −$2,549
• − Property taxes: −$351
• − Insurance: −$894
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$1,324
• Taxable income: $8,763
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $6,843/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

-46.5% since first listed

36 events — show timeline

• 2026-04-11 Listed $45,500 FMLS
• 2026-04-11 Listed $45,500 GAMLS
• 2026-01-10 Listing Removed — GAMLS
• 2025-07-04 Relisted — GAMLS
• 2025-07-01 Listing Removed — GAMLS
• 2025-05-22 Relisted — GAMLS
• 2025-05-19 Pending — GAMLS
• 2025-04-17 Relisted — GAMLS
• 2025-04-04 Pending — GAMLS
• 2025-02-04 Listed $58,900 GAMLS
• 2024-12-01 Listing Removed — GAMLS
• 2024-12-01 Listing Removed — FMLS
• 2024-11-19 Relisted — GAMLS
• 2024-11-19 Relisted — FMLS
• 2024-11-08 Pending — GAMLS
• 2024-11-08 Pending — FMLS
• 2024-09-04 Relisted — GAMLS
• 2024-09-04 Relisted — FMLS
• 2024-08-20 Pending — FMLS
• 2024-08-20 Pending — GAMLS
• 2024-05-22 Relisted — GAMLS
• 2024-05-22 Price Changed $65,000 GAMLS
• 2024-05-22 Relisted — FMLS
• 2024-05-22 Price Changed $65,000 FMLS
• 2024-05-11 Listing Removed — GAMLS
• 2024-05-11 Listing Removed — FMLS
• 2024-02-14 Listed $68,000 GAMLS
• 2024-02-14 Listed $68,000 FMLS
• 2024-01-31 Listing Removed — GAMLS
• 2024-01-31 Listing Removed — FMLS
• 2023-12-07 Price Changed $78,900 GAMLS
• 2023-12-07 Price Changed $78,900 FMLS
• 2023-11-09 Price Changed $84,000 GAMLS
• 2023-11-09 Price Changed $84,000 FMLS
• 2023-10-24 Listed $85,000 GAMLS
• 2023-10-24 Listed $85,000 FMLS

Property tax history

+1.2%/yr

Latest (2025): $351 · -1.3% YoY. Source: county tax records.