622 Cleveland St · Macon-Bibb County, GA 31206

$100,000

2 bd · 2.0 ba · 1,263 sqft · SingleFamily public records · 74 Days on market

Built 1910 8,276 sqft lot $79/sqft · 209% 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• 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

Step into this beautifully renovated home just minutes from Mercer University and downtown Macon! Fully updated in 2022 with a new roof, plumbing, electrical, windows, and modern interior finishes, this home is move-in ready from top to bottom. Featuring two bedrooms and two full baths, there is potential to make the front room a third bedroom! Enjoy two spacious living rooms, perfect for entertaining or relaxing with family. Home is currently being used as a Short Term Rental. Whether you're a first-time buyer or an investor seeking a turnkey property, this home offers style, comfort, and convenience in an unbeatable location.

Key facts

• Renovated home
• New plumbing
• New electrical

Tags

• RENOVATED HOME
• NEW ROOF
• NEW PLUMBING
• NEW ELECTRICAL
• NEW WINDOWS
• MODERN INTERIOR FINISHES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Rents rising fast (+5.0%/yr); 209 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 41% of the median local income ($30k/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 $691 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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.
• Current owner paid $22k; list at $100k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1910 — 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: 1.03% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (median comp): $32,366
• List price: $100,000
• Delta: 208.96%
• 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
725 Saint James Ave	0.13mi	3/2.0 (+1)	1,333 (+6%)	6mo	$19,000	$14	75
624 Piedmont Ave	0.29mi	3/2.0 (+1)	1,276 (+1%)	6mo	$48,000	$38	75
746 Saint James Ave	0.16mi	2/1.0	1,220 (-3%)	13mo	$35,000	$29	72
554 Nelson St	0.18mi	3/1.0 (+1)	1,344 (+6%)	4mo	$15,000	$11	69
548 Colquitt St	0.32mi	3/2.0 (+1)	1,428 (+13%)	1mo	$69,000	$48	58
730 Newberg Ave	0.45mi	3/1.0 (+1)	1,367 (+8%)	6mo	$15,000	$11	51
932 Quinlan Dr	0.48mi	3/2.0 (+1)	1,411 (+12%)	4mo	$50,500	$36	50
525 Ormond Ter	0.64mi	3/2.0 (+1)	1,179 (-7%)	9mo	$95,000	$81	47
569 Villa Esta Cir	0.68mi	3/1.0 (+1)	1,219 (-4%)	9mo	$85,000	$70	46
569 Villa Esta Cir	0.68mi	3/1.0 (+1)	1,219 (-4%)	9mo	$85,000	$70	46
536 Heard Ave	0.43mi	3/1.0 (+1)	1,136 (-10%)	14mo	$60,216	$53	43
826 W Grenada Ter	0.65mi	2/1.0	1,075 (-15%)	4mo	$35,000	$33	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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.82×
• Total profit: $-4,918
• Equity at exit: $14,910

10-year hold

• IRR: 7.2%
• Equity multiple: 1.59×
• Total profit: $16,644
• Equity at exit: $8,646

Cash invested: $28,000 (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 31206

• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$524
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $144

Break-even live

Break-even rent $844

Max offer price $100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $200	-5% $172	+0% $144	+5% $115	+10% $87
Rent	-10% $63	-5% $103	+0% $144	+5% $184	+10% $225
Rate	-1.0pp $194	-0.5pp $169	base $144	+0.5pp $118	+1.0pp $91

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	0.13mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	14d	1	0.25mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	44d	1	0.37mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	0.40mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.46mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.46mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	0.69mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.71mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.73mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.81mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.83mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	14d	1	0.89mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.89mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	0.90mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.90mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.96mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	22d	1	1.00mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	1.04mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.04mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	44d	1	1.04mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	1.06mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	14d	1	1.12mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	22d	1	1.15mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	22d	1	1.15mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	22d	1	1.17mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	1.24mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	22d	1	1.25mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	44d	1	1.28mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	22d	1	1.28mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	1.29mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	1.31mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.32mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	44d	1	1.34mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	44d	1	1.34mi
722 Ash St Macon, GA	2.0	2.0	1700	$3,700	$2.18	44d	1	1.37mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	1.41mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	44d	1	1.46mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	14d	1	1.49mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	1.50mi

Listing history 42 events

1. 2026-06-21
   days on market $100,000 Active 74 DOM
2. 2026-06-19
   days on market $100,000 Active 72 DOM
3. 2026-06-18
   days on market $100,000 Active 71 DOM
4. 2026-06-17
   days on market $100,000 Active 70 DOM
5. 2026-06-16
   days on market $100,000 Active 69 DOM
6. 2026-06-15
   days on market $100,000 Active 68 DOM
7. 2026-06-14
   days on market $100,000 Active 66 DOM
8. 2026-06-13
   days on market $100,000 Active 65 DOM
9. 2026-06-10
   days on market $100,000 Active 63 DOM
10. 2026-06-09
    days on market $100,000 Active 62 DOM
11. 2026-06-09
    days on market $100,000 Active 61 DOM
12. 2026-06-07
    days on market $100,000 Active 60 DOM
13. 2026-06-03
    days on market $100,000 Active 56 DOM
14. 2026-06-02
    days on market $100,000 Active 55 DOM
15. 2026-06-01
    days on market $100,000 Active 54 DOM
16. 2026-05-31
    days on market $100,000 Active 53 DOM
17. 2026-05-30
    days on market $100,000 Active 52 DOM
18. 2026-04-08
    listed $100,000 New 635-char remark

    Show marketing remark (641 chars)

    Step into this beautifully renovated home just minutes from Mercer University and downtown Macon! Fully updated in 2022 with a new roof, plumbing, electrical, windows, and modern interior finishes, this home is move-in ready from top to bottom. Featuring two bedrooms and two full baths, there is potential to make the front room a third bedroom! Enjoy two spacious living rooms, perfect for entertaining or relaxing with family. Home is currently being used as a Short Term Rental. Whether you’re a first-time buyer or an investor seeking a turnkey property, this home offers style, comfort, and convenience in an unbeatable location.

19. 2026-04-08
    listed $100,000 Active 641-char remark

    Show marketing remark (641 chars)

    Step into this beautifully renovated home just minutes from Mercer University and downtown Macon! Fully updated in 2022 with a new roof, plumbing, electrical, windows, and modern interior finishes, this home is move-in ready from top to bottom. Featuring two bedrooms and two full baths, there is potential to make the front room a third bedroom! Enjoy two spacious living rooms, perfect for entertaining or relaxing with family. Home is currently being used as a Short Term Rental. Whether you’re a first-time buyer or an investor seeking a turnkey property, this home offers style, comfort, and convenience in an unbeatable location.

20. 2026-04-07
    historical
21. 2026-01-27
    price $105,000
22. 2025-10-15
    listed $110,000 New
23. 2024-08-20
    historical
24. 2024-07-12
    price $139,000
25. 2024-05-28
    price $149,000
26. 2024-05-20
    listed $155,000 New
27. 2024-05-20
    historical
28. 2024-05-02
    price $155,000
29. 2024-02-20
    listed $165,000 New
30. 2023-02-15
    soldstatus $22,500 Sold
31. 2023-02-15
    soldstatus $22,500
32. 2023-01-24
    status Under Contract
33. 2022-12-15
    listed $27,900
34. 2022-12-14
    listed $27,900 New
35. 2022-08-16
    soldstatus $19,900
36. 2014-08-25
    soldstatus $10,000
37. 2014-07-01
    historical
38. 2014-01-16
    listed $17,000
39. 2013-11-30
    historical
40. 2013-08-22
    listed $17,500
41. 2013-06-19
    soldstatus $20,000
42. 2001-08-02
    soldstatus $34,500

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,313
• − Mortgage interest: −$5,602
• − Property taxes: −$1,211
• − Insurance: −$500
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,909
• Taxable income: $121
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,694/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

+189.9% since first listed

25 events — show timeline

• 2026-04-08 Listed $100,000 FMLS
• 2026-04-08 Listed $100,000 GAMLS
• 2026-04-07 Listing Removed — GAMLS
• 2026-01-27 Price Changed $105,000 GAMLS
• 2025-10-15 Listed $110,000 GAMLS
• 2024-08-20 Listing Removed — GAMLS
• 2024-07-12 Price Changed $139,000 GAMLS
• 2024-05-28 Price Changed $149,000 GAMLS
• 2024-05-20 Listing Removed — GAMLS
• 2024-05-20 Listed $155,000 GAMLS
• 2024-05-02 Price Changed $155,000 GAMLS
• 2024-02-20 Listed $165,000 GAMLS
• 2023-02-15 Sold (MLS) $22,500 MGMLS
• 2023-02-15 Sold (MLS) $22,500 GAMLS
• 2023-01-24 Pending — GAMLS
• 2022-12-15 Listed $27,900 MGMLS
• 2022-12-14 Listed $27,900 GAMLS
• 2022-08-16 Sold (Public Records) $19,900 Public Records
• 2014-08-25 Sold (Public Records) $10,000 Public Records
• 2014-07-01 Listing Removed — GAMLS
• 2014-01-16 Listed $17,000 GAMLS
• 2013-11-30 Listing Removed — GAMLS
• 2013-08-22 Listed $17,500 GAMLS
• 2013-06-19 Sold (MLS) $20,000 GAMLS
• 2001-08-02 Sold (Public Records) $34,500 Public Records

Property tax history

+23.5%/yr

Latest (2025): $1,211 · -1.3% YoY. Source: county tax records.