2687 Hillcrest Ave · Macon-Bibb County, GA 31204

$60,000

3 bd · 2.0 ba · 2,437 sqft · SingleFamily public records · 22 Days on market

Built 1933 10,454 sqft lot

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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 +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors!! Looking for an opportunity to get your hands on a single family home in the Macon area? This property nestled on a 0.24 acres lot at 2687 Hillcrest Ave, with unlimited potential. The property is being sold as is. A total rehab of the interior and exterior will be needed. It's the house that keeps on going, with 2,437 living square feet! This property has 3 large bedrooms and 2 bathrooms. The ceilings are approximately 12 feet tall! A large porch with potential for a beautiful area to park a vehicle from the weather and a spacious backyard! There are 2 fireplaces on the property that will need repair, along with needing a new Ac/Heat unit, all new electrical and roof. The doors and floors are solid wood. The street currently has properties being renovated bringing life back into these beautiful homes!

Key facts

• Historic property
• 2 fireplaces
• 12-foot ceilings

Tags

• HISTORIC PROPERTY
• 0.24-ACRE LOT
• 12-FOOT CEILINGS
• ORIGINAL HARDWOOD FLOORS
• 2 FIREPLACES

Property features AI

Finance

• Other: Approximately 0.24-acre lot; Living area reported as 2,437 square feet; Located in Brookdale - Cherokee Heights subdivision
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Single family residence (house); Built in 1933
• Construction: Built in 1933
• Exterior features: Roof listed as other; Construction materials listed as other; Lot features listed as other

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Updated/remodeled; One-level living; Two fireplaces
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.3% 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.
• Zoned schools: 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); 255 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $415 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $45k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — 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: 2.57% ✓
• Cap rate: 23.31%
• Cash-on-cash: 60.77%
• DSCR: 3.70
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $316,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2687 Hillcrest Ave	0.00mi	3/2.0	2,437 (0%)	13mo	$45,000	$18	89
2710 Napier Ave	0.23mi	3/2.5	2,330 (-4%)	10mo	$70,000	$30	71
2670 Stanislaus Cir	0.28mi	4/3.0 (+1)	2,700 (+11%)	1mo	$495,000	$183	59
1293 Courtland Ave	0.38mi	3/2.0	2,114 (-13%)	8mo	$131,740	$62	53
161 Buford Pl	0.69mi	3/2.0	2,184 (-10%)	6mo	$370,000	$169	45
192 Stonewall Pl	0.65mi	3/2.0	2,224 (-9%)	15mo	$222,500	$100	42
2670 Vineville Ave	0.45mi	3/2.5	2,120 (-13%)	16mo	$276,500	$130	42
2670 Vineville Ave	0.45mi	3/2.5	2,120 (-13%)	16mo	$276,500	$130	42
258 Beverly Pl	0.72mi	4/3.0 (+1)	2,278 (-6%)	7mo	$349,900	$154	41
190 Buford Pl	0.72mi	3/2.5	2,203 (-10%)	11mo	$368,000	$167	39
124 Hines Ter	0.60mi	2/1.0 (-1)	2,190 (-10%)	10mo	$175,000	$80	38
156 Kenmore Pl	0.74mi	4/3.0 (+1)	2,178 (-11%)	2mo	$165,000	$76	37

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: 61.3%
• Equity multiple: 3.80×
• Total profit: $47,000
• Equity at exit: $8,946

10-year hold

• IRR: 66.4%
• Equity multiple: 8.23×
• Total profit: $121,451
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$315
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $851

Break-even live

Break-even rent $466

Max offer price $60,000

Occupancy floor 40%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	20d	1	0.04mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	43d	1	0.09mi
2733 Hillcrest Ave Macon, GA	4.0	3.0	3094	$2,300	$0.74	13d	1	0.11mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	43d	1	0.13mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	20d	1	0.13mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	20d	1	0.24mi
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	43d	1	0.24mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	43d	1	0.28mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	43d	1	0.41mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	43d	1	0.70mi
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	13d	1	0.82mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	13d	1	0.82mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	43d	1	0.97mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	43d	1	0.97mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	20d	1	1.09mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	43d	1	1.11mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	20d	1	1.14mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	20d	1	1.15mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	13d	1	1.24mi

Listing history 25 events

1. 2026-06-19
   days on market $60,000 Active 22 DOM
2. 2026-06-18
   days on market $60,000 Active 21 DOM
3. 2026-06-17
   days on market $60,000 Active 20 DOM
4. 2026-06-16
   days on market $60,000 Active 19 DOM
5. 2026-06-15
   days on market $60,000 Active 18 DOM
6. 2026-06-14
   days on market $60,000 Active 16 DOM
7. 2026-06-13
   statusdays on market $60,000 Active 15 DOM
8. 2026-06-10
   days on market $60,000 New 13 DOM
9. 2026-06-09
   days on market $60,000 New 12 DOM
10. 2026-06-08
    days on market $60,000 New 11 DOM
11. 2026-06-07
    days on market $60,000 New 10 DOM
12. 2026-06-03
    days on market $60,000 New 6 DOM
13. 2026-06-02
    days on market $60,000 New 5 DOM
14. 2026-06-01
    days on market $60,000 New 4 DOM
15. 2026-05-31
    days on market $60,000 New 3 DOM
16. 2026-05-30
    days on market $60,000 New 2 DOM
17. 2026-05-27
    listed $60,000 New
18. 2025-05-12
    soldstatus $45,000 Sold 846-char remark

    Show marketing remark (839 chars)

    Calling all investors!! Looking for an opportunity to get your hands on a single family home in the Macon area? This property nestled on a 0.24 acres lot at 2687 Hillcrest Ave, with unlimited potential. The property is being sold as is. A total rehab of the interior and exterior will be needed. It's the house that keeps on going, with 2,437 living square feet! This property has 3 large bedrooms and 2 bathrooms. The ceilings are approximately 12 feet tall! A large porch with potential for a beautiful area to park a vehicle from the weather and a spacious backyard! There are 2 fireplaces on the property that will need repair, along with needing a new Ac/Heat unit, all new electrical and roof. The doors and floors are solid wood. The street currently has properties being renovated bringing life back into these beautiful homes!

19. 2025-05-12
    soldstatus $45,000 Closed 839-char remark

    Show marketing remark (839 chars)

    Calling all investors!! Looking for an opportunity to get your hands on a single family home in the Macon area? This property nestled on a 0.24 acres lot at 2687 Hillcrest Ave, with unlimited potential. The property is being sold as is. A total rehab of the interior and exterior will be needed. It's the house that keeps on going, with 2,437 living square feet! This property has 3 large bedrooms and 2 bathrooms. The ceilings are approximately 12 feet tall! A large porch with potential for a beautiful area to park a vehicle from the weather and a spacious backyard! There are 2 fireplaces on the property that will need repair, along with needing a new Ac/Heat unit, all new electrical and roof. The doors and floors are solid wood. The street currently has properties being renovated bringing life back into these beautiful homes!

20. 2025-04-24
    historical Active Under Contract 839-char remark

    Show marketing remark (846 chars)

    Calling all investors!! Looking for an opportunity to get your hands on a single family home in the Macon area? This property nestled on a 0.24 acres lot at 2687 Hillcrest Ave, with unlimited potential. The property is being sold as is. A total rehab of the interior and exterior will be needed. It's the house that keeps on going, with 2,437 living square feet! This property has 3 large bedrooms and 2 bathrooms. The ceilings are approximately 12 feet tall! A large porch with potential for a beautiful area to park a vehicle from the weather and a spacious backyard! There are 2 fireplaces on the property that will need repair, along with needing a new Ac/Heat unit, all new electrical and roof. The doors and floors are solid wood. The street currently has properties being renovated bringing life back into these beautiful homes!

21. 2025-04-24
    status Under Contract 846-char remark

    Show marketing remark (846 chars)

    Calling all investors!! Looking for an opportunity to get your hands on a single family home in the Macon area? This property nestled on a 0.24 acres lot at 2687 Hillcrest Ave, with unlimited potential. The property is being sold as is. A total rehab of the interior and exterior will be needed. It's the house that keeps on going, with 2,437 living square feet! This property has 3 large bedrooms and 2 bathrooms. The ceilings are approximately 12 feet tall! A large porch with potential for a beautiful area to park a vehicle from the weather and a spacious backyard! There are 2 fireplaces on the property that will need repair, along with needing a new Ac/Heat unit, all new electrical and roof. The doors and floors are solid wood. The street currently has properties being renovated bringing life back into these beautiful homes!

22. 2025-04-21
    listed $49,500 Active 839-char remark

    Show marketing remark (839 chars)

    Calling all investors!! Looking for an opportunity to get your hands on a single family home in the Macon area? This property nestled on a 0.24 acres lot at 2687 Hillcrest Ave, with unlimited potential. The property is being sold as is. A total rehab of the interior and exterior will be needed. It's the house that keeps on going, with 2,437 living square feet! This property has 3 large bedrooms and 2 bathrooms. The ceilings are approximately 12 feet tall! A large porch with potential for a beautiful area to park a vehicle from the weather and a spacious backyard! There are 2 fireplaces on the property that will need repair, along with needing a new Ac/Heat unit, all new electrical and roof. The doors and floors are solid wood. The street currently has properties being renovated bringing life back into these beautiful homes!

23. 2025-04-18
    listed $49,500 New 846-char remark

    Show marketing remark (846 chars)

    Calling all investors!! Looking for an opportunity to get your hands on a single family home in the Macon area? This property nestled on a 0.24 acres lot at 2687 Hillcrest Ave, with unlimited potential. The property is being sold as is. A total rehab of the interior and exterior will be needed. It's the house that keeps on going, with 2,437 living square feet! This property has 3 large bedrooms and 2 bathrooms. The ceilings are approximately 12 feet tall! A large porch with potential for a beautiful area to park a vehicle from the weather and a spacious backyard! There are 2 fireplaces on the property that will need repair, along with needing a new Ac/Heat unit, all new electrical and roof. The doors and floors are solid wood. The street currently has properties being renovated bringing life back into these beautiful homes!

24. 2024-09-13
    soldstatus $12,500
25. 2024-08-23
    listed $12,500

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$208/yr (+$17/mo · 60.6%)

ⓘ 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: $18,518
• − Mortgage interest: −$3,361
• − Property taxes: −$344
• − Insurance: −$300
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$1,745
• Taxable income: $9,805
• Est. tax owed @ 24.0%: −$2,353
• After-tax cash flow: $7,856/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

+380.0% since first listed

9 events — show timeline

• 2026-05-27 Listed $60,000 GAMLS
• 2025-05-12 Sold (MLS) $45,000 MGMLS
• 2025-05-12 Sold (MLS) $45,000 GAMLS
• 2025-04-24 Contingent — MGMLS
• 2025-04-24 Pending — GAMLS
• 2025-04-21 Listed $49,500 MGMLS
• 2025-04-18 Listed $49,500 GAMLS
• 2024-09-13 Sold (MLS) $12,500 CGMLS
• 2024-08-23 Listed $12,500 CGMLS

Property tax history

-0.4%/yr

Latest (2025): $344 · -1.3% YoY. Source: county tax records.