1851 Coleman Ave · Macon-Bibb County, GA 31201

$65,000

3 bd · 2.0 ba · 1,898 sqft · SingleFamily public records · 156 Days on market

Built 1910 4,791 sqft lot $34/sqft · 11% below area Est $73k · 11% 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 +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Located 2 minutes from Mercer University and Mercer Village.Full Brick! 3 Beds 2 Baths! Next door to recent flip!3 Fireplaces and original hardwood throughout! Good bones!Fixer Upper! Great option for student housing or short term rental. Property is vacant.

Key facts

• Original hardwood
• Full brick
• 3 fireplaces

Tags

• FULL BRICK
• 3 FIREPLACES
• ORIGINAL HARDWOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,380/mo this rent would consume 56% 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 $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 + 3.1% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1910 — 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: 2.12% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.06%
• DSCR: 2.96
• GRM: 3.9

CMA / ARV

• ARV (median comp): $72,688
• List price: $65,000
• Delta: -10.58%
• 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
2334 Napier Ave	0.36mi	3/1.5	1,900 (+0%)	3mo	$47,500	$25	78
1159 Huguenin Ave	0.09mi	4/2.0 (+1)	2,020 (+6%)	7mo	$45,000	$22	74
1184 Holt Ave	0.15mi	2/2.0 (-1)	1,832 (-4%)	11mo	$30,000	$16	73
1081 Ash St	0.55mi	3/2.5	1,850 (-2%)	1mo	$319,200	$173	67
1987 Dannenberg Ave	0.24mi	2/2.0 (-1)	2,030 (+7%)	10mo	$16,600	$8	64
1339 Blackmon Ave	0.28mi	3/2.0	1,677 (-12%)	9mo	$24,500	$15	60
2435 Napier Ave	0.45mi	2/2.0 (-1)	1,730 (-9%)	6mo	$126,000	$73	54
248 Clisby Pl	0.52mi	3/2.0	1,698 (-10%)	11mo	$145,000	$85	49
853 Tattnall St	0.46mi	4/3.0 (+1)	1,660 (-12%)	1mo	$280,000	$169	47
2620 Napier Ave	0.64mi	3/1.0	1,759 (-7%)	10mo	$115,000	$65	46
1293 Courtland Ave	0.71mi	3/2.0	2,114 (+11%)	8mo	$131,740	$62	41
941 Park Pl	0.71mi	2/2.0 (-1)	2,142 (+13%)	8mo	$300,000	$140	34

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: 41.1%
• Equity multiple: 2.77×
• Total profit: $32,187
• Equity at exit: $9,692

10-year hold

• IRR: 47.4%
• Equity multiple: 5.59×
• Total profit: $83,480
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$341
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $668

Break-even live

Break-even rent $534

Max offer price $65,000

Occupancy floor 47%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	0.22mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	0.41mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	0.49mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	13d	1	0.53mi
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	44d	1	0.60mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	0.73mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	21d	1	0.78mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	21d	1	0.78mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	44d	1	0.80mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	44d	1	0.81mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	21d	1	0.81mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	13d	1	0.83mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.84mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.84mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.84mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.84mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	21d	1	0.85mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	21d	1	0.85mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	44d	1	0.87mi
722 Ash St Macon, GA	2.0	2.0	1700	$3,700	$2.18	44d	1	0.92mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	21d	1	0.94mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	21d	1	0.94mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	44d	1	0.95mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	21d	1	1.03mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	44d	1	1.19mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.20mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.22mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	13d	1	1.34mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	1.40mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	1.45mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	44d	1	1.45mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	13d	1	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $65,000 Active 156 DOM
2. 2026-06-18
   days on market $65,000 Active 155 DOM
3. 2026-06-17
   days on market $65,000 Active 154 DOM
4. 2026-06-16
   days on market $65,000 Active 153 DOM
5. 2026-06-15
   days on market $65,000 Active 152 DOM
6. 2026-06-14
   days on market $65,000 Active 150 DOM
7. 2026-06-13
   days on market $65,000 Active 149 DOM
8. 2026-06-10
   days on market $65,000 Active 147 DOM
9. 2026-06-09
   days on market $65,000 Active 146 DOM
10. 2026-06-09
    days on market $65,000 Active 145 DOM
11. 2026-06-07
    days on market $65,000 Active 144 DOM
12. 2026-06-03
    days on market $65,000 Active 140 DOM
13. 2026-06-02
    days on market $65,000 Active 139 DOM
14. 2026-06-01
    days on market $65,000 Active 138 DOM
15. 2026-05-31
    days on market $65,000 Active 137 DOM
16. 2026-05-30
    days on market $65,000 Active 136 DOM
17. 2026-04-19
    price $65,000 258-char remark

    Show marketing remark (258 chars)

    Located 2 minutes from Mercer University and Mercer Village.Full Brick! 3 Beds 2 Baths! Next door to recent flip!3 Fireplaces and original hardwood throughout! Good bones!Fixer Upper! Great option for student housing or short term rental. Property is vacant.

18. 2026-03-18
    price $67,000 258-char remark

    Show marketing remark (258 chars)

    Located 2 minutes from Mercer University and Mercer Village.Full Brick! 3 Beds 2 Baths! Next door to recent flip!3 Fireplaces and original hardwood throughout! Good bones!Fixer Upper! Great option for student housing or short term rental. Property is vacant.

19. 2026-03-08
    price $69,000 258-char remark

    Show marketing remark (258 chars)

    Located 2 minutes from Mercer University and Mercer Village.Full Brick! 3 Beds 2 Baths! Next door to recent flip!3 Fireplaces and original hardwood throughout! Good bones!Fixer Upper! Great option for student housing or short term rental. Property is vacant.

20. 2026-02-18
    price $75,000 258-char remark

    Show marketing remark (258 chars)

    Located 2 minutes from Mercer University and Mercer Village.Full Brick! 3 Beds 2 Baths! Next door to recent flip!3 Fireplaces and original hardwood throughout! Good bones!Fixer Upper! Great option for student housing or short term rental. Property is vacant.

21. 2026-01-14
    listed $85,000 New 258-char remark

    Show marketing remark (258 chars)

    Located 2 minutes from Mercer University and Mercer Village.Full Brick! 3 Beds 2 Baths! Next door to recent flip!3 Fireplaces and original hardwood throughout! Good bones!Fixer Upper! Great option for student housing or short term rental. Property is vacant.

22. 2025-08-27
    soldstatus $48,000

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $651 · $54/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 65% 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: $16,564
• − Mortgage interest: −$3,641
• − Property taxes: −$651
• − Insurance: −$325
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$1,891
• Taxable income: $7,406
• Est. tax owed @ 24.0%: −$1,777
• After-tax cash flow: $6,242/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

+35.4% since first listed

6 events — show timeline

• 2026-04-19 Price Changed $65,000 GAMLS
• 2026-03-18 Price Changed $67,000 GAMLS
• 2026-03-08 Price Changed $69,000 GAMLS
• 2026-02-18 Price Changed $75,000 GAMLS
• 2026-01-14 Listed $85,000 GAMLS
• 2025-08-27 Sold (Public Records) $48,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $651 · +1.0% YoY. Source: county tax records.