1076 Crescent Ave · Macon-Bibb County, GA 31204

$75,000

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 204 Days on market

Built 1940 10,018 sqft lot $70/sqft · 80% above 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• 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

Newly renovated single family home awith 3 bed room and 1 full bath, close tho shopping, transportation and colleges. Home is in emaculate condition, ready to move in with all new amenities, new kit, stove, cabinets counter top and floor, updated bathroom with all new fixtures and lighting. Great starter home, price to sell.

Key facts

• 0.23 acre lot
• Built 1940
• Listed 203 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 fast (+4.6%/yr); 255 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); 45% 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 33% 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 $519 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $75k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1940 — 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: 1.41% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $41,674
• List price: $75,000
• Delta: 79.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1171 Brentwood Ave	0.12mi	3/1.0 (+1)	1,076 (+1%)	5mo	$27,000	$25	84
992 Inverness Ave	0.11mi	3/1.0 (+1)	1,222 (+14%)	2mo	$49,000	$40	65
2586 Dubose St	0.52mi	3/1.0 (+1)	1,129 (+6%)	10mo	$29,000	$26	53
2619 Suwanee Ave	0.34mi	3/2.0 (+1)	1,161 (+8%)	12mo	$39,000	$34	51
1262 Macon Ave	0.75mi	3/1.0 (+1)	1,096 (+2%)	8mo	$37,000	$34	49
1197 Macon Ave	0.74mi	3/1.0 (+1)	1,096 (+2%)	11mo	$57,500	$52	48
1426 Bailey Ave	0.56mi	3/1.0 (+1)	988 (-8%)	11mo	$85,000	$86	47
344 Blossom Ave	0.60mi	3/1.0 (+1)	936 (-12%)	4mo	$135,000	$144	43
1211 Radio Dr	0.69mi	3/1.0 (+1)	1,000 (-6%)	12mo	$88,000	$88	42
317 Pio Nono Ave	0.52mi	2/1.0	910 (-15%)	11mo	$16,600	$18	41
124 Carolina Ave	0.66mi	2/2.0	1,216 (+14%)	4mo	$190,000	$156	39
1425 Helon St	0.52mi	3/1.0 (+1)	1,230 (+15%)	12mo	$98,000	$80	36

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: 15.3%
• Equity multiple: 1.62×
• Total profit: $13,092
• Equity at exit: $11,183

10-year hold

• IRR: 25.0%
• Equity multiple: 3.33×
• Total profit: $49,019
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$393
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $369

Break-even live

Break-even rent $593

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.39mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	0.55mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	43d	1	0.57mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.60mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	43d	1	0.65mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	0.65mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	0.66mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	0.68mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	0.69mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	0.73mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	43d	1	0.78mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.84mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	43d	1	0.85mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	0.85mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	43d	1	0.86mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	0.90mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	43d	1	0.91mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.93mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.95mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.99mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	1.01mi
1975 Vineville Ave Apt F3 Macon, GA	1.0	1.0	950	$700	$0.74	13d	1	1.13mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$825	$0.79	21d	5	1.13mi
455 Pursley St Apt B15 Macon, GA	1.0	1.0	850	$650	$0.76	13d	1	1.17mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.17mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	43d	1	1.17mi
455 Pursley St Macon, GA	1.0	1.0	850	$625	$0.74	21d	9	1.17mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	1.17mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	1.17mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	1.17mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	1.17mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	43d	1	1.23mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	43d	1	1.25mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	1.26mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	43d	1	1.27mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	1.27mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	13d	1	1.33mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.36mi
2375 Parker Ave Unit 3 Macon, GA	2.0	1.0	850	$1,200	$1.41	43d	1	1.37mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.41mi

Listing history 25 events

1. 2026-06-19
   days on market $75,000 Active 204 DOM
2. 2026-06-18
   days on market $75,000 Active 203 DOM
3. 2026-06-17
   days on market $75,000 Active 202 DOM
4. 2026-06-16
   days on market $75,000 Active 201 DOM
5. 2026-06-15
   days on market $75,000 Active 200 DOM
6. 2026-06-14
   days on market $75,000 Active 198 DOM
7. 2026-06-13
   days on market $75,000 Active 197 DOM
8. 2026-06-10
   days on market $75,000 Active 195 DOM
9. 2026-06-09
   days on market $75,000 Active 194 DOM
10. 2026-06-09
    days on market $75,000 Active 193 DOM
11. 2026-06-07
    days on market $75,000 Active 192 DOM
12. 2026-06-03
    days on market $75,000 Active 188 DOM
13. 2026-06-02
    days on market $75,000 Active 187 DOM
14. 2026-06-01
    days on market $75,000 Active 186 DOM
15. 2026-05-31
    days on market $75,000 Active 185 DOM
16. 2026-05-30
    days on market $75,000 Active 184 DOM
17. 2026-02-23
    price $75,000 326-char remark

    Show marketing remark (434 chars)

    Newly renovated single family home awith 3 bed room and 1 full bath, close tho shopping, transportation and colleges. Home is in emaculate condition, ready to move in with all new amenities, new kit, stove, cabinets counter top and floor, updated bathroom with all new fixtures and lighting. Great starter home, price to sell. Home is being sold as is where is, seller represent no repairs to property. Seller never occupied property.

18. 2026-02-23
    price $75,000 434-char remark

    Show marketing remark (434 chars)

    Newly renovated single family home awith 3 bed room and 1 full bath, close tho shopping, transportation and colleges. Home is in emaculate condition, ready to move in with all new amenities, new kit, stove, cabinets counter top and floor, updated bathroom with all new fixtures and lighting. Great starter home, price to sell. Home is being sold as is where is, seller represent no repairs to property. Seller never occupied property.

19. 2026-01-08
    price $99,900 434-char remark

    Show marketing remark (434 chars)

    Newly renovated single family home awith 3 bed room and 1 full bath, close tho shopping, transportation and colleges. Home is in emaculate condition, ready to move in with all new amenities, new kit, stove, cabinets counter top and floor, updated bathroom with all new fixtures and lighting. Great starter home, price to sell. Home is being sold as is where is, seller represent no repairs to property. Seller never occupied property.

20. 2025-12-12
    price $100,000 326-char remark

    Show marketing remark (434 chars)

    Newly renovated single family home awith 3 bed room and 1 full bath, close tho shopping, transportation and colleges. Home is in emaculate condition, ready to move in with all new amenities, new kit, stove, cabinets counter top and floor, updated bathroom with all new fixtures and lighting. Great starter home, price to sell. Home is being sold as is where is, seller represent no repairs to property. Seller never occupied property.

21. 2025-12-12
    price $100,000 434-char remark

    Show marketing remark (434 chars)

    Newly renovated single family home awith 3 bed room and 1 full bath, close tho shopping, transportation and colleges. Home is in emaculate condition, ready to move in with all new amenities, new kit, stove, cabinets counter top and floor, updated bathroom with all new fixtures and lighting. Great starter home, price to sell. Home is being sold as is where is, seller represent no repairs to property. Seller never occupied property.

22. 2025-11-27
    listed $110,000 New 326-char remark

    Show marketing remark (434 chars)

    Newly renovated single family home awith 3 bed room and 1 full bath, close tho shopping, transportation and colleges. Home is in emaculate condition, ready to move in with all new amenities, new kit, stove, cabinets counter top and floor, updated bathroom with all new fixtures and lighting. Great starter home, price to sell. Home is being sold as is where is, seller represent no repairs to property. Seller never occupied property.

23. 2025-11-27
    listed $110,000 Active 434-char remark

    Show marketing remark (434 chars)

    Newly renovated single family home awith 3 bed room and 1 full bath, close tho shopping, transportation and colleges. Home is in emaculate condition, ready to move in with all new amenities, new kit, stove, cabinets counter top and floor, updated bathroom with all new fixtures and lighting. Great starter home, price to sell. Home is being sold as is where is, seller represent no repairs to property. Seller never occupied property.

24. 2025-01-30
    soldstatus $30,000
25. 2004-08-05
    soldstatus $22,000

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$167/yr (+$14/mo · 31.9%)

ⓘ 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 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: $12,720
• − Mortgage interest: −$4,201
• − Property taxes: −$523
• − Insurance: −$375
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,182
• Taxable income: $3,403
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $3,614/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

+240.9% since first listed

9 events — show timeline

• 2026-02-23 Price Changed $75,000 GAMLS
• 2026-02-23 Price Changed $75,000 FMLS
• 2026-01-08 Price Changed $99,900 FMLS
• 2025-12-12 Price Changed $100,000 GAMLS
• 2025-12-12 Price Changed $100,000 FMLS
• 2025-11-27 Listed $110,000 FMLS
• 2025-11-27 Listed $110,000 GAMLS
• 2025-01-30 Sold (Public Records) $30,000 Public Records
• 2004-08-05 Sold (Public Records) $22,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $523 · -1.3% YoY. Source: county tax records.