1036 Clay Ave · Macon-Bibb County, GA 31211

$79,900

3 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 174 Days on market

Built 1936 Good condition 0.28 ac lot $63/sqft · 24% below area Est $106k · 24% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

North Highlands/Shirley Hills charming 2 bed, 1 bth cottage home. Moderately updated and ready for more of your personal touches. Home in up and coming area of Bibb Co with lots of revitalization going on. Spacious eat-in kitchen w/ breakfast area. Adjacent laundry and pantry storage in mud room. New flooring and paint. Covered front porch to enjoy blooming outdoors. Convenient to N Highland Park, I-16/I-75 Interstate, schools, downtown, & shopping. Why rent when you can own for less! Grab your agent and come see today!

Key facts

• Covered front porch
• 0.28 acre lot
• Built 1936

Tags

• SPACIOUS EAT-IN KITCHEN
• COVERED FRONT PORCH
• CONVENIENT TO N HIGHLAND PARK
• CONVENIENT TO SCHOOLS
• CONVENIENT TO DOWNTOWN
• CONVENIENT TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $541 ($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: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.8% 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: Burdell Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 442 students, 100% FRL); Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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: 232 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($49k/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 $552 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 + 3.0% 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 174 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 1.62% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.02%
• DSCR: 2.29
• GRM: 5.1

CMA / ARV

• ARV (median comp): $105,795
• List price: $79,900
• Delta: -24.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1392 Fort Hill St	0.48mi	3/1.0	1,280 (+1%)	6mo	$35,000	$27	71
1049 Boulevard	0.20mi	2/2.0 (-1)	1,170 (-8%)	5mo	$135,000	$115	65
1194 Briarcliff Rd	0.28mi	3/2.0	1,424 (+12%)	0mo	$95,900	$67	62
939 Boulevard	0.45mi	2/1.0 (-1)	1,216 (-4%)	8mo	$135,000	$111	60
1279 Briarcliff Rd	0.43mi	2/2.0 (-1)	1,251 (-1%)	12mo	$135,800	$109	59
783 Boulevard	0.36mi	2/1.0 (-1)	1,337 (+6%)	12mo	$180,000	$135	58
1010 Maynard St	0.57mi	3/2.0	1,254 (-1%)	15mo	$140,000	$112	55
328 Woolfolk St	0.48mi	3/1.0	1,340 (+6%)	16mo	$20,000	$15	55
575 Cowan St	0.52mi	3/2.0	1,208 (-5%)	13mo	$68,900	$57	53
853 Parkview Dr	0.63mi	3/2.0	1,192 (-6%)	11mo	$179,900	$151	48
1372 Walls Rd	0.48mi	4/2.0 (+1)	1,300 (+3%)	22mo	$150,000	$115	46
1128 Maynard St	0.54mi	3/1.0	1,396 (+10%)	16mo	$27,000	$19	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 1.96×
• Total profit: $21,488
• Equity at exit: $11,913

10-year hold

• IRR: 31.3%
• Equity multiple: 3.82×
• Total profit: $62,990
• Equity at exit: $6,908

Cash invested: $22,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 9 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $120,000 ($103/sqft)
• Median days on market: 140 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -18.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31211

• Active inventory: 232
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$419
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $541

Break-even live

Break-even rent $612

Max offer price $79,900

Occupancy floor 53%

Sensitivity live

Price	-10% $586	-5% $564	+0% $541	+5% $518	+10% $496
Rent	-10% $439	-5% $490	+0% $541	+5% $592	+10% $643
Rate	-1.0pp $581	-0.5pp $561	base $541	+0.5pp $520	+1.0pp $499

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1155 Boulevard Macon, GA	2.0	1.5	1050	$1,199	$1.14	3d	1	0.06mi
1157 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	3d	1	0.06mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	109d	1	0.06mi
1177 Boulevard Macon, GA	2.0	1.5	1055	$1,299	$1.23	3d	1	0.07mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	116d	1	0.10mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	116d	1	0.10mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	139d	1	0.23mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	139d	1	0.37mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	116d	1	0.41mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	139d	1	0.41mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	116d	1	0.41mi
774 Boulevard Macon, GA	3.0	1.0	1000	$1,200	$1.20	3d	1	0.43mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	139d	1	0.56mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	116d	1	0.56mi
760 Cowan St Unit A Macon, GA	2.0	2.0	1168	$1,200	$1.03	3d	1	0.62mi
1856 Clinton Rd Macon, GA	2.0	1.5	1050	$1,200	$1.14	3d	1	0.71mi
1858 Clinton Rd Macon, GA	2.0	1.5	1050	$1,100	$1.05	3d	1	0.72mi
1685 Upper River Rd Macon, GA	3.0	1.0	1232	$1,425	$1.16	3d	1	0.81mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	109d	1	0.85mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	109d	1	0.85mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	116d	1	0.86mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$1,000	$1.11	3d	1	1.02mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$875	$0.81	3d	1	1.02mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	139d	1	1.08mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	139d	1	1.11mi
1933 Deerwood Pl Macon, GA	3.0	2.0	1572	$1,650	$1.05	109d	1	1.14mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	0d	1	1.16mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,697	$1.13	3d	1	1.20mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	109d	1	1.20mi
896 Dorothy St Macon, GA	3.0	1.0	1650	$1,000	$0.61	3d	1	1.20mi
1038 Walnut St Macon, GA	3.0	3.0	1759	$1,725	$0.98	3d	1	1.25mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,150	$1.05	3d	1	1.26mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	116d	1	1.26mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	140d	1	1.26mi
2050 Old Clinton Rd Macon, GA	1.0–2.0	1.0	744	$899	$1.21	2d	9	1.30mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	139d	1	1.39mi
1539 Walnut St Macon, GA	2.0	1.0	1078	$950	$0.88	3d	1	1.39mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	109d	1	1.40mi
1935 Northbrook Ave Macon, GA	3.0	2.0	1224	$1,295	$1.06	3d	1	1.40mi
1445 Woodliff St Macon, GA	3.0	1.0	908	$1,000	$1.10	3d	1	1.41mi

Listing history 50 events

1. 2026-09-24
   days on market $79,900 Active 174 DOM
2. 2026-09-22
   days on market $79,900 Active 173 DOM
3. 2026-09-21
   days on market $79,900 Active 172 DOM
4. 2026-09-20
   days on market $79,900 Active 171 DOM
5. 2026-09-18
   days on market $79,900 Active 169 DOM
6. 2026-09-17
   days on market $79,900 Active 168 DOM
7. 2026-09-16
   days on market $79,900 Active 167 DOM
8. 2026-09-15
   days on market $79,900 Active 166 DOM
9. 2026-09-14
   days on market $79,900 Active 165 DOM
10. 2026-09-13
    days on market $79,900 Active 164 DOM
11. 2026-09-12
    days on market $79,900 Active 163 DOM
12. 2026-09-11
    days on market $79,900 Active 162 DOM
13. 2026-09-05
    days on market $79,900 Active 156 DOM
14. 2026-09-04
    days on market $79,900 Active 155 DOM
15. 2026-09-03
    days on market $79,900 Active 154 DOM
16. 2026-08-31
    days on market $79,900 Active 151 DOM
17. 2026-08-30
    days on market $79,900 Active 150 DOM
18. 2026-08-29
    days on market $79,900 Active 149 DOM
19. 2026-08-28
    days on market $79,900 Active 148 DOM
20. 2026-08-27
    days on market $79,900 Active 147 DOM
21. 2026-08-25
    days on market $79,900 Active 145 DOM
22. 2026-08-24
    days on market $79,900 Active 144 DOM
23. 2026-08-23
    days on market $79,900 Active 143 DOM
24. 2026-08-22
    days on market $79,900 Active 142 DOM
25. 2026-08-21
    days on market $79,900 Active 141 DOM
26. 2026-08-20
    days on market $79,900 Active 140 DOM
27. 2026-08-19
    days on market $79,900 Active 139 DOM
28. 2026-08-18
    days on market $79,900 Active 138 DOM
29. 2026-08-17
    days on market $79,900 Active 137 DOM
30. 2026-08-16
    days on market $79,900 Active 136 DOM
31. 2026-08-15
    days on market $79,900 Active 135 DOM
32. 2026-08-14
    days on market $79,900 Active 134 DOM
33. 2026-08-13
    days on market $79,900 Active 133 DOM
34. 2026-08-12
    days on market $79,900 Active 132 DOM
35. 2026-08-11
    days on market $79,900 Active 131 DOM
36. 2026-08-10
    days on market $79,900 Active 130 DOM
37. 2026-08-09
    days on market $79,900 Active 129 DOM
38. 2026-08-08
    days on market $79,900 Active 128 DOM
39. 2026-08-07
    days on market $79,900 Active 127 DOM
40. 2026-08-06
    days on market $79,900 Active 126 DOM
41. 2026-08-05
    days on market $79,900 Active 125 DOM
42. 2026-08-04
    pricedays on marketlisting id $79,900 Active 124 DOM
43. 2026-08-03
    days on market $84,900 Active 123 DOM
44. 2026-07-31
    days on market $84,900 Active 120 DOM
45. 2026-07-30
    days on market $84,900 Active 119 DOM
46. 2026-07-29
    days on market $84,900 Active 118 DOM
47. 2026-07-27
    days on market $84,900 Active 116 DOM
48. 2026-07-25
    days on market $84,900 Active 114 DOM
49. 2026-07-24
    days on market $84,900 Active 113 DOM
50. 2026-07-23
    days on market $84,900 Active 112 DOM

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$359/yr (+$30/mo · 95.3%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,565
• − Mortgage interest: −$4,476
• − Property taxes: −$376
• − Insurance: −$400
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,324
• Taxable income: $5,499
• Est. tax owed @ 24.0%: −$1,320
• After-tax cash flow: $5,173/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $6,330–$18,990 screening

This charming 2-bedroom cottage is in good condition with recent updates, ready for a new owner to add their personal touches.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace ceiling fan — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 10/100

Zoned Schools

Elementary Burdell Elementary School F GA #996/1,228 Nat'l #36,758/41,679 Middle Appling Middle School F GA #429/470 Nat'l #13,275/14,009 High Northeast High School F GA #413/424 Nat'l #17,122/17,239

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 · 148,772 people
• City population: 143,186
• Metro: Macon-Bibb County, GA
• Population (ZIP): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 1%

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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: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• Metro: Macon-Bibb County, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

+503.4% since first listed

21 events — show timeline

• 2026-05-12 Price Changed $89,900 MGMLS
• 2026-05-12 Price Changed $89,900 CGMLS
• 2026-05-12 Price Changed $89,900 GAMLS
• 2026-04-30 Price Changed $97,500 CGMLS
• 2026-04-30 Price Changed $97,500 MGMLS
• 2026-04-30 Price Changed $97,500 GAMLS
• 2026-04-14 Price Changed $99,900 MGMLS
• 2026-04-14 Price Changed $99,900 CGMLS
• 2026-04-14 Price Changed $99,900 GAMLS
• 2026-03-13 Listed $104,900 CGMLS
• 2026-03-13 Listed $104,900 MGMLS
• 2026-03-13 Listed $104,900 GAMLS
• 2023-10-31 Listing Removed — GAMLS
• 2023-06-30 Relisted — GAMLS
• 2023-06-22 Pending — GAMLS
• 2023-06-19 Price Changed $74,500 MGMLS
• 2023-06-19 Price Changed $74,500 GAMLS
• 2023-06-19 Price Changed $74,500 CGMLS
• 2023-04-28 Listed $79,900 GAMLS
• 2013-05-12 Listing Removed — GAMLS
• 2013-02-18 Listed $14,900 GAMLS

Property tax history

+14.9%/yr

Latest (2025): $376 · +2.0% YoY. Source: county tax records.