3105 Saint Claire St · Macon-Bibb County, GA 31204

$64,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 44 Days on market

Built 1955 6,969 sqft lot $80/sqft · 56% above area Est $45k · 43% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors!! Fenced in Private 2 bedroom/1bathroom home. Fixer Upper perfect for investment opportunities or first-time home buyers! Home has a few broken windows, carpet and wood floors. Great quiet neighborhood. A must see!

Key facts

• Fenced backyard
• 6,969 sq ft lot
• Built 1955

Tags

• FENCED BACKYARD
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Slab foundation
• Exterior features: Fenced yard

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump heating; Heat pump cooling; Electric cooling; Central air conditioning
• Interior features: Insulated windows; 2 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 (+4.6%/yr); 255 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $65k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.48% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.23%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $45,350
• List price: $64,900
• Delta: 43.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 Wellworth Ave	0.15mi	2/1.0	806 (-1%)	7mo	$60,000	$74	85
742 Grayson Ave	0.58mi	3/1.0 (+1)	840 (+3%)	3mo	$22,500	$27	61
730 Grayson Ave	0.57mi	3/1.0 (+1)	852 (+4%)	3mo	$44,000	$52	58
3053 Churchill St	0.30mi	2/1.0	890 (+9%)	15mo	$83,000	$93	58
1513 Dexter Ave	0.18mi	3/1.0 (+1)	900 (+10%)	14mo	$73,120	$81	58
330 Hortman Ave	0.39mi	3/1.0 (+1)	919 (+13%)	14mo	$65,982	$72	44
703 Edwards Ave	0.49mi	3/1.0 (+1)	932 (+14%)	9mo	$105,000	$113	41
344 Blossom Ave	0.71mi	3/1.0 (+1)	936 (+15%)	4mo	$135,000	$144	34
1052 Mimosa Dr	0.69mi	3/1.0 (+1)	934 (+14%)	23mo	$90,000	$96	20

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: 18.0%
• Equity multiple: 1.74×
• Total profit: $13,459
• Equity at exit: $9,677

10-year hold

• IRR: 27.4%
• Equity multiple: 3.60×
• Total profit: $47,241
• Equity at exit: $5,611

Cash invested: $18,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $962 high
• Mortgage (P&I): −$340
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $352

Break-even live

Break-even rent $517

Max offer price $64,900

Occupancy floor 58%

Sensitivity live

Price	-10% $388	-5% $370	+0% $352	+5% $333	+10% $315
Rent	-10% $276	-5% $314	+0% $352	+5% $390	+10% $428
Rate	-1.0pp $384	-0.5pp $368	base $352	+0.5pp $335	+1.0pp $318

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	0.28mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	22d	1	0.30mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.37mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	22d	1	0.54mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	0.59mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	0.61mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.65mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	22d	1	0.80mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	0.80mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	0.80mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	22d	1	0.82mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	1.01mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	22d	1	1.08mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	14d	1	1.09mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.10mi
2349 Mason St Macon, GA	1.0	1.0	552	$625	$1.13	44d	1	1.15mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	22d	1	1.16mi
1655 N Atwood Dr Unit 5 Macon, GA	1.0	1.0	750	$850	$1.13	22d	1	1.29mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	1.34mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	44d	1	1.44mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.44mi

Listing history 27 events

1. 2026-06-19
   days on market $64,900 Active 44 DOM
2. 2026-06-18
   days on market $64,900 Active 43 DOM
3. 2026-06-17
   days on market $64,900 Active 42 DOM
4. 2026-06-16
   days on market $64,900 Active 41 DOM
5. 2026-06-15
   days on market $64,900 Active 40 DOM
6. 2026-06-14
   days on market $64,900 Active 38 DOM
7. 2026-06-13
   days on market $64,900 Active 37 DOM
8. 2026-06-10
   days on market $64,900 Active 35 DOM
9. 2026-06-09
   days on market $64,900 Active 34 DOM
10. 2026-06-09
    days on market $64,900 Active 33 DOM
11. 2026-06-07
    pricedays on market $64,900 Active 32 DOM
12. 2026-06-03
    days on market $69,900 Active 28 DOM
13. 2026-06-02
    days on market $69,900 Active 27 DOM
14. 2026-06-01
    days on market $69,900 Active 26 DOM
15. 2026-05-31
    days on market $69,900 Active 25 DOM
16. 2026-05-30
    days on market $69,900 Active 24 DOM
17. 2026-05-04
    listed $69,900 Active 326-char remark
18. 2024-04-15
    historical $1,000
19. 2024-03-14
    listed $1,000
20. 2023-03-31
    soldstatus $27,000 Sold 236-char remark

    Show marketing remark (236 chars)

    Calling all investors!! Fenced in Private 2 bedroom/1bathroom home. Fixer Upper perfect for investment opportunities or first-time home buyers! Home has a few broken windows, carpet and wood floors. Great quiet neighborhood. A must see!

21. 2023-03-02
    status Under Contract 236-char remark

    Show marketing remark (236 chars)

    Calling all investors!! Fenced in Private 2 bedroom/1bathroom home. Fixer Upper perfect for investment opportunities or first-time home buyers! Home has a few broken windows, carpet and wood floors. Great quiet neighborhood. A must see!

22. 2023-02-06
    price $30,000 236-char remark

    Show marketing remark (236 chars)

    Calling all investors!! Fenced in Private 2 bedroom/1bathroom home. Fixer Upper perfect for investment opportunities or first-time home buyers! Home has a few broken windows, carpet and wood floors. Great quiet neighborhood. A must see!

23. 2022-12-06
    listed $45,000 New 236-char remark

    Show marketing remark (236 chars)

    Calling all investors!! Fenced in Private 2 bedroom/1bathroom home. Fixer Upper perfect for investment opportunities or first-time home buyers! Home has a few broken windows, carpet and wood floors. Great quiet neighborhood. A must see!

24. 2018-02-13
    soldstatus $143,430
25. 2014-10-08
    soldstatus $300,000
26. 2005-12-30
    soldstatus $57,000
27. 2005-04-08
    soldstatus $11,000

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $597 · $50/mo
• Expected delta: +$103/yr (+$9/mo · 20.9%)

ⓘ 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: $11,548
• − Mortgage interest: −$3,635
• − Property taxes: −$494
• − Insurance: −$324
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$1,888
• Taxable income: $3,359
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $3,415/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

+490.0% since first listed

12 events — show timeline

• 2026-06-05 Price Changed $64,900 MGMLS
• 2026-05-04 Listed $69,900 MGMLS
• 2024-04-15 Rental Removed $1,000 TURBOTENANT
• 2024-03-14 Listed for Rent $1,000 TURBOTENANT
• 2023-03-31 Sold (MLS) $27,000 GAMLS
• 2023-03-02 Pending — GAMLS
• 2023-02-06 Price Changed $30,000 GAMLS
• 2022-12-06 Listed $45,000 GAMLS
• 2018-02-13 Sold (Public Records) $143,430 Public Records
• 2014-10-08 Sold (Public Records) $300,000 Public Records
• 2005-12-30 Sold (Public Records) $57,000 Public Records
• 2005-04-08 Sold (Public Records) $11,000 Public Records

Property tax history

+14.3%/yr

Latest (2025): $494 · +86.1% YoY. Source: county tax records.