1487 Brentwood Ave · Macon-Bibb County, GA 31204

$80,000

3 bd · 1.5 ba · 2,121 sqft · SingleFamily public records · 111 Days on market

Built 1924 8,712 sqft lot $38/sqft · 8% below area Est $87k · 8% under

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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 +10.9/15.0
• 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

Beautiful 1924 building full of character and endless potential! Currently classified as residential but zoned C-2 commercial, offering incredible flexibility for investors and entrepreneurs. The property has been fully gutted and is ready for your vision. Roof and windows have been recently updated, giving you a solid head start on renovations. Ideal for retail, office, studio, or a unique live/work concept. Bring your creativity and your offer!

Key facts

• Fully gutted
• 1924 building
• Zoned c-2 commercial

Tags

• 1924 BUILDING
• ZONED C-2 COMMERCIAL
• FULLY GUTTED
• RECENTLY UPDATED ROOF
• RECENTLY UPDATED WINDOWS
• UNIQUE LIVE/WORK CONCEPT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 258 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $553 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 + 4.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $80k implies a 452% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.73% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.51%
• DSCR: 2.14
• GRM: 4.8

CMA / ARV

• ARV (median comp): $86,540
• List price: $80,000
• Delta: -7.56%
• 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	0.33mi	3/2.0	2,114 (-0%)	8mo	$131,740	$62	76
2794 Napier Ave	0.36mi	3/2.0	2,247 (+6%)	12mo	$167,980	$75	61
1161 Hillyer Ave	0.36mi	4/2.0 (+1)	2,000 (-6%)	14mo	$120,000	$60	55
2710 Napier Ave	0.39mi	3/2.5	2,330 (+10%)	10mo	$70,000	$30	53
1197 Hillyer Ave	0.34mi	3/2.0	1,858 (-12%)	13mo	$85,000	$46	51
2334 Napier Ave	0.70mi	3/1.5	1,900 (-10%)	3mo	$47,500	$25	47
1196 Courtland Ave	0.41mi	3/2.0	1,836 (-13%)	12mo	$63,000	$34	46
2713 Suwanee Ave	0.66mi	3/2.0	1,879 (-11%)	3mo	$85,500	$46	46
1030 Radio Dr	0.63mi	4/3.0 (+1)	2,052 (-3%)	16mo	$104,000	$51	41
2687 Hillcrest Ave	0.62mi	3/2.0	2,437 (+15%)	13mo	$45,000	$18	33
1195 Hendley St	0.69mi	3/2.0	1,810 (-15%)	14mo	$157,000	$87	29
1291 Blackmon Ave	0.74mi	4/2.0 (+1)	1,816 (-14%)	12mo	$70,000	$39	24

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: 21.1%
• Equity multiple: 1.88×
• Total profit: $19,707
• Equity at exit: $11,928

10-year hold

• IRR: 30.4%
• Equity multiple: 3.95×
• Total profit: $66,121
• Equity at exit: $6,917

Cash invested: $22,400 (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: 258
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$420
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $476

Break-even live

Break-even rent $781

Max offer price $80,000

Occupancy floor 61%

Sensitivity live

Price	-10% $522	-5% $499	+0% $476	+5% $454	+10% $431
Rent	-10% $367	-5% $422	+0% $476	+5% $531	+10% $586
Rate	-1.0pp $517	-0.5pp $497	base $476	+0.5pp $456	+1.0pp $434

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	45d	1	0.20mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	45d	1	0.35mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	22d	1	0.41mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	22d	1	0.47mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	45d	1	0.47mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	14d	1	0.50mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	45d	1	0.51mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	22d	1	0.54mi
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	45d	1	0.54mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	45d	1	0.62mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	22d	1	0.63mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	22d	1	0.64mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	22d	1	0.81mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	45d	1	0.96mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	45d	1	1.04mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	45d	1	1.10mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	45d	1	1.33mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	22d	1	1.36mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	22d	1	1.36mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	14d	1	1.37mi
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	14d	1	1.37mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	45d	1	1.37mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	45d	1	1.37mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	45d	1	1.37mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	45d	1	1.37mi
3713 Greenbriar Rd E Macon, GA	3.0	2.0	1600	$1,250	$0.78	45d	1	1.44mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	45d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $80,000 Active 111 DOM
2. 2026-06-19
   days on market $80,000 Active 109 DOM
3. 2026-06-18
   days on market $80,000 Active 108 DOM
4. 2026-06-17
   days on market $80,000 Active 107 DOM
5. 2026-06-16
   days on market $80,000 Active 106 DOM
6. 2026-06-15
   days on market $80,000 Active 105 DOM
7. 2026-06-14
   days on market $80,000 Active 103 DOM
8. 2026-06-13
   days on market $80,000 Active 102 DOM
9. 2026-06-10
   days on market $80,000 Active 100 DOM
10. 2026-06-09
    days on market $80,000 Active 99 DOM
11. 2026-06-09
    days on market $80,000 Active 98 DOM
12. 2026-06-07
    days on market $80,000 Active 97 DOM
13. 2026-06-03
    days on market $80,000 Active 93 DOM
14. 2026-06-02
    days on market $80,000 Active 92 DOM
15. 2026-06-01
    days on market $80,000 Active 91 DOM
16. 2026-05-31
    days on market $80,000 Active 90 DOM
17. 2026-05-30
    days on market $80,000 Active 89 DOM
18. 2026-05-04
    price $80,000 450-char remark

    Show marketing remark (450 chars)

    Beautiful 1924 building full of character and endless potential! Currently classified as residential but zoned C-2 commercial, offering incredible flexibility for investors and entrepreneurs. The property has been fully gutted and is ready for your vision. Roof and windows have been recently updated, giving you a solid head start on renovations. Ideal for retail, office, studio, or a unique live/work concept. Bring your creativity and your offer!

19. 2026-02-26
    listed $95,000 New 450-char remark

    Show marketing remark (450 chars)

    Beautiful 1924 building full of character and endless potential! Currently classified as residential but zoned C-2 commercial, offering incredible flexibility for investors and entrepreneurs. The property has been fully gutted and is ready for your vision. Roof and windows have been recently updated, giving you a solid head start on renovations. Ideal for retail, office, studio, or a unique live/work concept. Bring your creativity and your offer!

20. 2012-01-31
    soldstatus $14,500

ⓘ 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: $1,967 · $164/mo
• Projected year-2 tax: $1,967 · $164/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 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: $16,604
• − Mortgage interest: −$4,481
• − Property taxes: −$1,967
• − Insurance: −$400
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,327
• Taxable income: $4,771
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $4,570/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

+451.7% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $80,000 GAMLS
• 2026-02-26 Listed $95,000 GAMLS
• 2012-01-31 Sold (Public Records) $14,500 Public Records

Property tax history

+20.4%/yr

Latest (2025): $1,967 · -8.1% YoY. Source: county tax records.