1207 Hartley St · Macon-Bibb County, GA 31206

$95,000

3 bd · 1.0 ba · 1,455 sqft · SingleFamily public records · 205 Days on market

Built 1940 9,147 sqft lot $65/sqft · 53% above area

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable 3-bedroom, 1-bath home on Hartley Street, convenient to shopping, major roads, and employers on the south side of Macon. The floor plan features a cozy living area, efficient kitchen, and three nicely sized bedrooms that make day-to-day living simple and affordable. With its straightforward layout and established rental history in the area, it's an easy property to keep occupied. This home is available individually and can also be part of a 4-home portfolio priced at $450,000-contact us for the complete property list and financials.

Key facts

• Efficient kitchen
• 9,147 sq ft lot
• Parking

Tags

• CONVENIENT TO SHOPPING
• EFFICIENT KITCHEN
• ESTABLISHED RENTAL HISTORY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (+5.0%/yr); 207 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1,146/mo this rent would consume 46% of the median local household income ($30k/yr) (locally 1335% 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 $657 of loan paydown is wiped out by about $3k 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 + 5.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $95k implies a 81% 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, 72% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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: 1.21% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (median comp): $61,966
• List price: $95,000
• Delta: 53.31%
• 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
1308 Dewey St	0.14mi	4/2.0 (+1)	1,456 (+0%)	7mo	$138,000	$95	78
1336 Peavy Dr	0.30mi	3/2.0	1,393 (-4%)	1mo	$132,000	$95	74
1175 Hartley St	0.02mi	4/2.0 (+1)	1,344 (-8%)	5mo	$125,000	$93	73
1250 Schley St	0.16mi	4/2.0 (+1)	1,348 (-7%)	2mo	$132,500	$98	69
1205 Buena Vista Ave	0.25mi	3/1.0	1,321 (-9%)	8mo	$8,000	$6	67
4322 Mikado Ave	0.40mi	3/2.0	1,344 (-8%)	5mo	$75,500	$56	61
935 Troupe St	0.49mi	4/2.0 (+1)	1,430 (-2%)	6mo	$85,000	$59	60
1275 Triple Hill Dr	0.57mi	3/2.0	1,400 (-4%)	10mo	$130,000	$93	55
3970 Emory Dr	0.71mi	3/2.0	1,394 (-4%)	1mo	$27,000	$19	55
4133 Buena Vista Ave	0.42mi	3/2.0	1,257 (-14%)	5mo	$45,000	$36	50
4043 Emory Dr	0.61mi	3/2.0	1,372 (-6%)	10mo	$147,700	$108	49
4022 Cynthia Weir Ave	0.51mi	4/2.0 (+1)	1,646 (+13%)	10mo	$115,000	$70	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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,112
• Equity at exit: $14,165

10-year hold

• IRR: 15.2%
• Equity multiple: 2.35×
• Total profit: $35,852
• Equity at exit: $8,214

Cash invested: $26,600 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$498
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $269

Break-even live

Break-even rent $806

Max offer price $95,000

Occupancy floor 72%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	0.37mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.42mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	0.43mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.44mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	0.48mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	21d	1	0.52mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	43d	1	0.52mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.57mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	13d	1	0.68mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.75mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.82mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.86mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	43d	1	0.89mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	0.93mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	43d	1	0.99mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	1.05mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	21d	1	1.11mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.12mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	43d	1	1.18mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	1.22mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.30mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.37mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.37mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	1.44mi
3733 Lindsey Dr Macon, GA	3.0	2.0	1645	$1,350	$0.82	13d	1	1.48mi

Listing history 30 events

1. 2026-06-19
   days on market $95,000 Active 205 DOM
2. 2026-06-18
   days on market $95,000 Active 204 DOM
3. 2026-06-17
   days on market $95,000 Active 203 DOM
4. 2026-06-16
   days on market $95,000 Active 202 DOM
5. 2026-06-15
   days on market $95,000 Active 201 DOM
6. 2026-06-14
   days on market $95,000 Active 199 DOM
7. 2026-06-13
   days on market $95,000 Active 198 DOM
8. 2026-06-10
   days on market $95,000 Active 196 DOM
9. 2026-06-09
   days on market $95,000 Active 195 DOM
10. 2026-06-09
    days on market $95,000 Active 194 DOM
11. 2026-06-07
    days on market $95,000 Active 193 DOM
12. 2026-06-03
    days on market $95,000 Active 189 DOM
13. 2026-06-02
    days on market $95,000 Active 188 DOM
14. 2026-06-01
    days on market $95,000 Active 187 DOM
15. 2026-05-31
    days on market $95,000 Active 186 DOM
16. 2026-05-30
    days on market $95,000 Active 185 DOM
17. 2026-03-27
    price $95,000 550-char remark

    Show marketing remark (562 chars)

    Comfortable 3-bedroom, 1-bath home on Hartley Street, convenient to shopping, major roads, and employers on the south side of Macon. The floor plan features a cozy living area, efficient kitchen, and three nicely sized bedrooms that make day-to-day living simple and affordable. With its straightforward layout and established rental history in the area, it’s an easy property to keep occupied. This home is available individually and can also be part of a 4-home portfolio priced at $450,000—contact us for the complete property list and financials.

18. 2026-03-27
    price $95,000 562-char remark

    Show marketing remark (562 chars)

    Comfortable 3-bedroom, 1-bath home on Hartley Street, convenient to shopping, major roads, and employers on the south side of Macon. The floor plan features a cozy living area, efficient kitchen, and three nicely sized bedrooms that make day-to-day living simple and affordable. With its straightforward layout and established rental history in the area, it’s an easy property to keep occupied. This home is available individually and can also be part of a 4-home portfolio priced at $450,000—contact us for the complete property list and financials.

19. 2026-01-08
    price $100,000 550-char remark

    Show marketing remark (562 chars)

    Comfortable 3-bedroom, 1-bath home on Hartley Street, convenient to shopping, major roads, and employers on the south side of Macon. The floor plan features a cozy living area, efficient kitchen, and three nicely sized bedrooms that make day-to-day living simple and affordable. With its straightforward layout and established rental history in the area, it’s an easy property to keep occupied. This home is available individually and can also be part of a 4-home portfolio priced at $450,000—contact us for the complete property list and financials.

20. 2026-01-08
    price $100,000 562-char remark

    Show marketing remark (562 chars)

    Comfortable 3-bedroom, 1-bath home on Hartley Street, convenient to shopping, major roads, and employers on the south side of Macon. The floor plan features a cozy living area, efficient kitchen, and three nicely sized bedrooms that make day-to-day living simple and affordable. With its straightforward layout and established rental history in the area, it’s an easy property to keep occupied. This home is available individually and can also be part of a 4-home portfolio priced at $450,000—contact us for the complete property list and financials.

21. 2025-11-26
    listed $110,000 New 550-char remark

    Show marketing remark (562 chars)

    Comfortable 3-bedroom, 1-bath home on Hartley Street, convenient to shopping, major roads, and employers on the south side of Macon. The floor plan features a cozy living area, efficient kitchen, and three nicely sized bedrooms that make day-to-day living simple and affordable. With its straightforward layout and established rental history in the area, it’s an easy property to keep occupied. This home is available individually and can also be part of a 4-home portfolio priced at $450,000—contact us for the complete property list and financials.

22. 2025-11-26
    listed $110,000 Active 562-char remark

    Show marketing remark (562 chars)

    Comfortable 3-bedroom, 1-bath home on Hartley Street, convenient to shopping, major roads, and employers on the south side of Macon. The floor plan features a cozy living area, efficient kitchen, and three nicely sized bedrooms that make day-to-day living simple and affordable. With its straightforward layout and established rental history in the area, it’s an easy property to keep occupied. This home is available individually and can also be part of a 4-home portfolio priced at $450,000—contact us for the complete property list and financials.

23. 2025-11-07
    historical $1,200
24. 2025-09-16
    listed $1,200
25. 2025-06-28
    historical $1,000
26. 2025-06-14
    listed $1,000
27. 2025-03-06
    historical $1,000
28. 2025-02-22
    price $1,000
29. 2024-11-23
    listed $1,200
30. 2023-03-06
    soldstatus $52,500

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $13,752
• − Mortgage interest: −$5,321
• − Property taxes: −$1,187
• − Insurance: −$475
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,764
• Taxable income: $1,805
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,791/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+81.0% since first listed

14 events — show timeline

• 2026-03-27 Price Changed $95,000 GAMLS
• 2026-03-27 Price Changed $95,000 FMLS
• 2026-01-08 Price Changed $100,000 GAMLS
• 2026-01-08 Price Changed $100,000 FMLS
• 2025-11-26 Listed $110,000 FMLS
• 2025-11-26 Listed $110,000 GAMLS
• 2025-11-07 Rental Removed $1,200 APPFOLIO
• 2025-09-16 Listed for Rent $1,200 APPFOLIO
• 2025-06-28 Rental Removed $1,000 APPFOLIO
• 2025-06-14 Listed for Rent $1,000 APPFOLIO
• 2025-03-06 Rental Removed $1,000 APPFOLIO
• 2025-02-22 Price Changed $1,000 APPFOLIO
• 2024-11-23 Listed for Rent $1,200 APPFOLIO
• 2023-03-06 Sold (Public Records) $52,500 Public Records

Property tax history

+27.2%/yr

Latest (2025): $1,187 · +9.1% YoY. Source: county tax records.