1575 Burton Ave · Macon-Bibb County, GA 31204

$75,000

2 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 26 Days on market

Built 1950 9,147 sqft lot Est $66k · 14% 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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +8.6/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Ready for your upgrades and customization. Bring all offers. NO SELLER DISCLOSURES. Sold as is.

Key facts

• 9,147 sq ft lot
• Built 1950
• Listed 25 days

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One level; Resale property; Crawl space foundation
• Construction: Brick exterior; Shingle roof; Slab foundation
• Exterior features: Chain link fencing; Asphalt road frontage on a city street; Please use GPS for directions

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% 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: John Robert Lewis Elementary School (math 5% / reading 7%, grade F, #1,154 of 1,228 statewide, top 94%, 733 students, 100% FRL); Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 32% 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 $519 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.36% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $65,758
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Dexter Ave	0.13mi	2/1.0	1,128 (+5%)	6mo	$68,500	$61	81
3220 Arnwood Ave	0.40mi	2/1.0	1,076 (-0%)	1mo	$30,000	$28	80
3083 Montpelier Pl	0.36mi	3/1.0 (+1)	1,080 (+0%)	1mo	$45,500	$42	77
1568 Burton Ave	0.05mi	3/1.0 (+1)	1,192 (+11%)	3mo	$37,000	$31	73
1262 Macon Ave	0.55mi	3/1.0 (+1)	1,096 (+2%)	8mo	$37,000	$34	60
1919 Bethlea Ave	0.61mi	3/1.0 (+1)	1,120 (+4%)	1mo	$110,000	$98	59
549 Straight St	0.64mi	2/2.0	1,066 (-1%)	9mo	$50,000	$47	56
1247 Carlisle Ave	0.65mi	3/2.0 (+1)	1,050 (-3%)	2mo	$151,000	$144	55
3386 Seaton Dr	0.35mi	3/2.0 (+1)	1,212 (+12%)	4mo	$148,000	$122	51
1426 Bailey Ave	0.58mi	3/1.0 (+1)	988 (-8%)	11mo	$85,000	$86	45
853 Grayson Ave	0.72mi	3/1.0 (+1)	984 (-9%)	4mo	$38,000	$39	44
703 Edwards Ave	0.62mi	3/1.0 (+1)	932 (-14%)	9mo	$105,000	$113	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: 2.1%
• Equity multiple: 1.08×
• Total profit: $1,744
• Equity at exit: $11,183

10-year hold

• IRR: 13.5%
• Equity multiple: 2.17×
• Total profit: $24,589
• Equity at exit: $6,485

Cash invested: $21,000 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,022 high
• Mortgage (P&I): −$393
• Tax from tax record: −$192 /mo · $2,303/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $191

Break-even live

Break-even rent $780

Max offer price $75,000

Occupancy floor 76%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.03mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	0.15mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	0.41mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	43d	1	0.55mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.56mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	0.64mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.68mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	0.79mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.79mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.79mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.79mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	43d	1	0.84mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	0.84mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	43d	4	0.84mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.88mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.91mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	43d	1	0.94mi
1655 N Atwood Dr Unit 5 Macon, GA	1.0	1.0	750	$850	$1.13	21d	1	1.03mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.08mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	1.09mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	43d	1	1.17mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	1.23mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.25mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.29mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	21d	1	1.35mi

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 26 DOM
2. 2026-06-18
   days on market $75,000 Active 25 DOM
3. 2026-06-17
   days on market $75,000 Active 24 DOM
4. 2026-06-16
   days on market $75,000 Active 23 DOM
5. 2026-06-15
   days on market $75,000 Active 22 DOM
6. 2026-06-14
   days on market $75,000 Active 20 DOM
7. 2026-06-13
   days on market $75,000 Active 19 DOM
8. 2026-06-10
   days on market $75,000 Active 17 DOM
9. 2026-06-09
   days on market $75,000 Active 16 DOM
10. 2026-06-08
    days on market $75,000 Active 15 DOM
11. 2026-06-07
    days on market $75,000 Active 14 DOM
12. 2026-06-03
    days on market $75,000 Active 10 DOM
13. 2026-06-02
    days on market $75,000 Active 9 DOM
14. 2026-06-01
    days on market $75,000 Active 8 DOM
15. 2026-05-31
    days on market $75,000 Active 7 DOM
16. 2026-05-30
    days on market $75,000 Active 6 DOM
17. 2026-05-22
    listed $75,000 Active

ⓘ 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: $2,303 · $192/mo
• Projected year-2 tax: $2,303 · $192/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: $12,259
• − Mortgage interest: −$4,201
• − Property taxes: −$2,303
• − Insurance: −$375
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,182
• Taxable income: $1,237
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $1,990/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

1 event — show timeline

• 2026-05-22 Listed $75,000 FMLS

Property tax history

+37.2%/yr

Latest (2025): $2,303 · +141.6% YoY. Source: county tax records.