2466 Nancelon Cir N · Macon-Bibb County, GA 31204

$119,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 6 Days on market

Built 1954 0.32 ac lot Est $157k · 24% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• 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

Charming All-Brick Home on a Corner Lot in the Heart of Ingleside Nestled on a spacious corner lot just steps from Ingleside Village, this charming all-brick home offers the perfect blend of character, comfort, and location. Beautiful hardwood floors flow throughout the home, complemented by fresh interior paint and an abundance of natural light. The front living area is especially inviting, with picturesque views of mature treetops that create a bright, cheery atmosphere year-round. Downstairs, the basement features an additional full bathroom and provides excellent space for a workshop, studio, home gym, or extra storage. Outside, the private backyard offers plenty of room to relax, entertain, or enjoy quiet evenings surrounded by greenery. A newer roof adds peace of mind and long-term value. Located just a short walk from Ingleside Village, you'll love the convenience of nearby restaurants, coffee shops, boutiques, and community events, while enjoying the charm of one of Macon's most beloved neighborhoods. Classic curb appeal, natural light, mature trees, and an unbeatable location--this is the kind of home that doesn't come along often. Schedule your private showing today!

Key facts

• Private backyard
• Newer roof
• Corner lot

Tags

• CORNER LOT
• HARDWOOD FLOORS
• PRIVATE BACKYARD
• NEWER ROOF
• MATURE TREES

Property features AI

Finance

• Other: Corner lot size approximately 0.32 acres
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential resale; Other structure type
• Construction: Brick construction; Composition roof; Built in 1954
• Exterior features: Corner lot; Private lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (1 on main level, 1 on lower level)
• Heating & cooling: Central heating; Central air
• Interior features: Bookcases; Unfinished basement; One level
• Laundry & utility: Laundry area in kitchen; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 9.0% 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 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: Rosa Taylor Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 583 students, 100% FRL); 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); 258 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 40% 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y 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 $87k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $119,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $156,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
836 Corbin Ave	0.07mi	3/2.0	1,160 (-1%)	12mo	$179,900	$155	81
2554 Huntington Dr	0.47mi	3/1.5	1,100 (-6%)	3mo	$147,900	$134	63
2541 Huntington Dr	0.47mi	3/1.5	1,125 (-4%)	8mo	$85,000	$76	63
770 Newton Pl	0.10mi	3/2.0	1,315 (+12%)	9mo	$165,000	$125	63
2526 Old Holton Rd	0.28mi	3/2.0	1,296 (+11%)	4mo	$175,000	$135	62
2349 Berthadale Ave	0.63mi	3/2.5	1,184 (+1%)	5mo	$158,000	$133	59
744 Corbin Ave	0.11mi	3/2.0	1,342 (+15%)	11mo	$199,900	$149	57
2840 Pierce Dr S	0.57mi	3/2.0	1,125 (-4%)	8mo	$160,000	$142	56
725 Thurmond Dr	0.13mi	2/2.0 (-1)	1,304 (+12%)	20mo	$158,000	$121	49
556 Rogers Dr	0.44mi	3/2.0	1,040 (-11%)	15mo	$159,900	$154	45
2573 Delano Dr	0.54mi	3/2.0	1,025 (-12%)	13mo	$115,000	$112	39
2380 Kingsley Dr	0.58mi	3/2.0	1,310 (+12%)	19mo	$159,000	$121	33

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $30
• Equity at exit: $17,743

10-year hold

• IRR: 11.2%
• Equity multiple: 1.94×
• Total profit: $31,157
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$624
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $270

Break-even live

Break-even rent $958

Max offer price $119,000

Occupancy floor 74%

Sensitivity live

Price	-10% $337	-5% $304	+0% $270	+5% $236	+10% $203
Rent	-10% $167	-5% $219	+0% $270	+5% $321	+10% $373
Rate	-1.0pp $330	-0.5pp $300	base $270	+0.5pp $239	+1.0pp $208

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2591 N Pierce Cir Unit 2522 Macon, GA	3.0	2.0	1140	$1,200	$1.05	15d	1	0.29mi
2591 N Pierce Cir Unit 2589 Macon, GA	2.0	1.0	800	$995	$1.24	45d	1	0.29mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	22d	1	0.39mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	45d	1	0.39mi
2534 Huntington Dr Macon, GA	3.0	1.5	1050	$1,525	$1.45	22d	1	0.43mi
2625 Sheffield Rd Macon, GA	3.0	2.0	1210	$1,450	$1.20	22d	1	0.55mi
965 N Pierce Ave Unit A Macon, GA	2.0	1.0	1032	$985	$0.95	45d	1	0.64mi
2375 Parker Ave Unit 3 Macon, GA	2.0	1.0	850	$1,200	$1.41	45d	1	0.70mi
440 Bonnie Dr Macon, GA	2.0	1.5	1192	$1,700	$1.43	45d	1	0.79mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	45d	1	0.83mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	45d	1	0.90mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	22d	1	0.93mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	45d	1	1.05mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	45d	1	1.11mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	15d	1	1.11mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	45d	1	1.23mi
2873 Audubon Cir Unit 2873 Macon, GA	3.0	1.0	1200	$1,195	$1.00	22d	1	1.29mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	45d	1	1.33mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	15d	1	1.39mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	45d	1	1.39mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	1.42mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	15d	1	1.42mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	22d	1	1.48mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	45d	1	1.50mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	22d	1	1.50mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	15d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   status $119,000 Under Contract 6 DOM
2. 2026-06-18
   days on market $119,000 New 6 DOM
3. 2026-06-17
   days on market $119,000 New 5 DOM
4. 2026-06-16
   days on market $119,000 New 4 DOM
5. 2026-06-15
   days on market $119,000 New 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $119,000 New 1 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: $1,001 · $83/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$94/yr (+$8/mo · 9.3%)

ⓘ 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 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,600
• − Mortgage interest: −$6,666
• − Property taxes: −$1,001
• − Insurance: −$595
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,462
• Taxable income: $1,381
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,908/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

+65.3% since first listed

19 events — show timeline

• 2026-06-11 Listed $119,000 MGMLS
• 2026-06-09 Listed $119,000 GAMLS
• 2023-12-13 Sold (Public Records) $87,000 Public Records
• 2023-12-11 Sold (MLS) $87,000 GAMLS
• 2023-12-11 Sold (MLS) $87,000 MGMLS
• 2023-11-14 Pending — GAMLS
• 2023-11-14 Contingent — MGMLS
• 2023-10-27 Price Changed $99,000 MGMLS
• 2023-10-27 Price Changed $99,000 GAMLS
• 2023-10-17 Relisted — GAMLS
• 2023-10-17 Relisted — MGMLS
• 2023-10-16 Pending — GAMLS
• 2023-10-16 Contingent — MGMLS
• 2023-09-04 Listed $129,900 GAMLS
• 2023-09-04 Listed $129,900 MGMLS
• 2019-05-10 Sold (Public Records) $51,000 Public Records
• 2019-05-08 Sold (MLS) $51,000 MGMLS
• 2019-04-18 Listed $64,500 MGMLS
• 2005-11-16 Sold (Public Records) $72,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,001 · +17.1% YoY. Source: county tax records.