132 Madison St · Macon-Bibb County, GA 31201

$72,000

3 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 262 Days on market

Built 1900 3,484 sqft lot $42/sqft · 51% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great for an investor. 3 Bedrooms 2 full bathrooms, Separate living room. Huge home lots of space. Private backyard, off street parking, washer and dryer hook-up. This home has partial rehab, but still needs work. Home is conveniently located near the I-75 & I-16 interstates, Downtown Macon, Restaurants, Navicent Health and Mercer University. Owner finance available. $3oK Down.

Key facts

• Off street parking
• Private backyard
• Near restaurants

Tags

• PRIVATE BACKYARD
• OFF STREET PARKING
• WASHER AND DRYER HOOK UP
• NEAR DOWNTOWN MACON
• NEAR RESTAURANTS
• NEAR NAVICENT HEALTH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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 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 (+3.1%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,422/mo this rent would consume 58% of the median local household income ($29k/yr) (locally 1124% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 + 3.1% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $12k; list at $72k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1900 — 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: 1.97% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.17%
• DSCR: 2.83
• GRM: 4.2

CMA / ARV

• ARV (median comp): $147,878
• List price: $72,000
• Delta: -51.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Orange St	0.20mi	4/2.0 (+1)	1,792 (+4%)	5mo	$155,000	$86	74
1622 Orchard Ave	0.24mi	3/2.0	1,727 (+0%)	17mo	$90,000	$52	74
1057 Bond St	0.26mi	3/2.0	1,887 (+10%)	14mo	$300,050	$159	61
558 Forest Ave	0.72mi	3/2.0	1,780 (+3%)	13mo	$75,000	$42	50
1446 2nd Ave	0.34mi	3/1.5	1,562 (-9%)	21mo	$66,000	$42	49
833 Parkview Ct	0.67mi	3/2.5	1,522 (-12%)	2mo	$200,000	$131	46
377 Grant Ave	0.55mi	4/2.0 (+1)	1,972 (+14%)	3mo	$40,000	$20	42
435 New St	0.64mi	3/2.5	1,936 (+12%)	7mo	$329,800	$170	42
361 Grant Ave	0.55mi	4/2.0 (+1)	1,923 (+12%)	19mo	$114,900	$60	34
1745 1st Ave	0.51mi	4/2.0 (+1)	1,934 (+12%)	23mo	$40,000	$21	32
191 Forest Ave	0.71mi	4/2.0 (+1)	1,514 (-12%)	22mo	$20,500	$14	23

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.61×
• Total profit: $32,529
• Equity at exit: $10,735

10-year hold

• IRR: 44.4%
• Equity multiple: 5.25×
• Total profit: $85,626
• Equity at exit: $6,225

Cash invested: $20,160 (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 31201

• Rents YoY: 3.1%
• Active inventory: 75
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$378
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $692

Break-even live

Break-even rent $546

Max offer price $72,000

Occupancy floor 46%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	0.17mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	0.20mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	13d	4	0.25mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	13d	1	0.32mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	43d	1	0.44mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	43d	1	0.53mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	13d	1	0.60mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	43d	1	0.60mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	21d	5	0.67mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	0.73mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	0.77mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	43d	1	0.77mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	0.78mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	13d	1	0.81mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.84mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	43d	1	0.90mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	43d	1	0.90mi
870 Laurel Ave Macon, GA	3.0	2.0	2205	$1,300	$0.59	43d	1	0.95mi
440 Bonnie Dr Macon, GA	2.0	1.5	1192	$1,700	$1.43	43d	1	0.95mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	43d	1	0.98mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	43d	1	0.98mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	0.98mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	43d	1	0.99mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	43d	1	0.99mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	0.99mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	13d	1	1.00mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	21d	1	1.00mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	21d	1	1.00mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.07mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	43d	1	1.08mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	1.09mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	43d	1	1.10mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	13d	1	1.10mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	43d	1	1.11mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	1.20mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	1.20mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	13d	1	1.21mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	1.22mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.24mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.25mi

Listing history 34 events

1. 2026-06-19
   days on market $72,000 Active 262 DOM
2. 2026-06-18
   days on market $72,000 Active 261 DOM
3. 2026-06-17
   days on market $72,000 Active 260 DOM
4. 2026-06-16
   days on market $72,000 Active 259 DOM
5. 2026-06-15
   days on market $72,000 Active 258 DOM
6. 2026-06-14
   days on market $72,000 Active 256 DOM
7. 2026-06-13
   days on market $72,000 Active 255 DOM
8. 2026-06-10
   days on market $72,000 Active 253 DOM
9. 2026-06-09
   days on market $72,000 Active 252 DOM
10. 2026-06-09
    days on market $72,000 Active 251 DOM
11. 2026-06-07
    days on market $72,000 Active 250 DOM
12. 2026-06-03
    days on market $72,000 Active 246 DOM
13. 2026-06-02
    days on market $72,000 Active 245 DOM
14. 2026-06-01
    days on market $72,000 Active 244 DOM
15. 2026-05-31
    days on market $72,000 Active 243 DOM
16. 2026-05-30
    days on market $72,000 Active 242 DOM
17. 2025-09-25
    listed $72,000 New 384-char remark

    Show marketing remark (384 chars)

    Great for an investor. 3 Bedrooms 2 full bathrooms, Separate living room. Huge home lots of space. Private backyard, off street parking, washer and dryer hook-up. This home has partial rehab, but still needs work. Home is conveniently located near the I-75 & I-16 interstates, Downtown Macon, Restaurants, Navicent Health and Mercer University. Owner finance available. $3oK Down.

18. 2025-05-31
    historical
19. 2025-02-04
    status Back On Market
20. 2025-01-31
    historical
21. 2024-11-02
    price $86,000
22. 2024-05-30
    historical
23. 2024-05-07
    price $90,000
24. 2024-03-31
    historical
25. 2024-02-23
    listed $88,000 New
26. 2024-02-23
    listed $95,000 New
27. 2024-02-23
    listed $95,000 New
28. 2022-09-23
    historical
29. 2022-03-23
    listed $120,000 New
30. 2017-09-19
    soldstatus $12,000
31. 2017-04-24
    listed $14,900
32. 2003-12-22
    soldstatus $12,800
33. 2001-11-01
    soldstatus $25,000
34. 2001-08-01
    soldstatus $20,000

ⓘ 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: $287 · $24/mo
• Projected year-2 tax: $662 · $55/mo
• Expected delta: +$375/yr (+$31/mo · 130.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,062
• − Mortgage interest: −$4,033
• − Property taxes: −$287
• − Insurance: −$360
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,095
• Taxable income: $7,557
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $6,487/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): 7,891
• Household income: $29,420
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 1124.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 31% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -142.32%
• Current HPI: 100.04
• Rent YoY: ▲ 3.11%
• 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

+260.0% since first listed

18 events — show timeline

• 2025-09-25 Listed $72,000 GAMLS
• 2025-05-31 Listing Removed — GAMLS
• 2025-02-04 Relisted — GAMLS
• 2025-01-31 Listing Removed — GAMLS
• 2024-11-02 Price Changed $86,000 GAMLS
• 2024-05-30 Listing Removed — GAMLS
• 2024-05-07 Price Changed $90,000 GAMLS
• 2024-03-31 Listing Removed — GAMLS
• 2024-02-23 Listed $95,000 GAMLS
• 2024-02-23 Listed $95,000 GAMLS
• 2024-02-23 Listed $88,000 GAMLS
• 2022-09-23 Listing Removed — GAMLS
• 2022-03-23 Listed $120,000 GAMLS
• 2017-09-19 Sold (MLS) $12,000 MGMLS
• 2017-04-24 Listed $14,900 MGMLS
• 2003-12-22 Sold (Public Records) $12,800 Public Records
• 2001-11-01 Sold (Public Records) $25,000 Public Records
• 2001-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $287 · -1.3% YoY. Source: county tax records.