1113 Schley St · Macon-Bibb County, GA 31206

$75,000

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 96 Days on market

Built 1942 8,712 sqft lot $71/sqft · 58% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity knocks in Macon! This 3-bedroom, 1-bath home is the perfect investment property for savvy buyers looking to expand their rental portfolio or take on their next flip project. With a functional floor plan and strong rental potential, this property offers a great foundation to renovate and add value. The three-bedroom layout is highly desirable for tenants, making it an excellent option for steady cash flow. Conveniently located near shopping, dining, schools, and major roadways, this Macon property is positioned for long-term rental demand and future appreciation. Whether you're a seasoned investor or just getting started, this is a prime opportunity to secure an affordable investment with solid upside potential. Don't miss out schedule your showing today!

Key facts

• Conveniently located
• 8,712 sq ft lot
• Built 1942

Tags

• FUNCTIONAL FLOOR PLAN
• STRONG RENTAL POTENTIAL
• GREAT FOUNDATION TO RENOVATE
• CONVENIENTLY LOCATED
• LONG TERM RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/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: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 (+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); 60% 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 $1,132/mo this rent would consume 45% 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 $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 + 5.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $62k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 1.51% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (median comp): $47,431
• List price: $75,000
• Delta: 58.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1347 Schley St	0.25mi	3/1.0	1,063 (+1%)	1mo	$45,500	$43	86
4477 Tech Dr	0.23mi	3/1.0	1,099 (+4%)	15mo	$43,000	$39	69
4370 Mikado Ave	0.32mi	2/1.5 (-1)	1,098 (+4%)	6mo	$50,000	$46	65
1317 Peavy Dr	0.22mi	2/1.0 (-1)	936 (-11%)	2mo	$52,000	$56	65
1341 Glendale Ave	0.36mi	3/1.0	912 (-13%)	2mo	$34,500	$38	60
4354 Pio Nono Ave	0.37mi	3/1.0	1,126 (+7%)	14mo	$89,900	$80	59
4283 Worsham Ave	0.52mi	3/2.0	1,000 (-5%)	8mo	$29,000	$29	57
1322 Triple Hill Dr	0.63mi	2/1.0 (-1)	1,117 (+6%)	6mo	$27,500	$25	50
965 Charlotte St	0.46mi	3/1.0	1,148 (+9%)	17mo	$17,000	$15	49
4174 Byrd Ave	0.50mi	3/1.0	1,116 (+6%)	22mo	$62,000	$56	48
4218 Capitol Ave	0.40mi	4/2.0 (+1)	1,200 (+14%)	21mo	$110,000	$92	31

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: 19.5%
• Equity multiple: 1.81×
• Total profit: $17,097
• Equity at exit: $11,183

10-year hold

• IRR: 29.1%
• Equity multiple: 3.84×
• Total profit: $59,575
• 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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $422

Break-even live

Break-even rent $598

Max offer price $75,000

Occupancy floor 58%

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	43d	1	0.18mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	0.18mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	0.23mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	0.27mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	0.34mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.52mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.54mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	0.58mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.62mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.81mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	43d	1	0.87mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.88mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	43d	1	0.89mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.91mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	21d	1	1.03mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	1.06mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	1.15mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	43d	1	1.16mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	1.16mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	1.23mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.24mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	1.30mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.37mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.38mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.40mi

Listing history 12 events

1. 2026-05-31
   days on market $75,000 Active 96 DOM
2. 2026-05-30
   days on market $75,000 Active 95 DOM
3. 2026-02-24
   listed $75,000 New 778-char remark

   Show marketing remark (778 chars)

   Opportunity knocks in Macon! This 3-bedroom, 1-bath home is the perfect investment property for savvy buyers looking to expand their rental portfolio or take on their next flip project. With a functional floor plan and strong rental potential, this property offers a great foundation to renovate and add value. The three-bedroom layout is highly desirable for tenants, making it an excellent option for steady cash flow. Conveniently located near shopping, dining, schools, and major roadways, this Macon property is positioned for long-term rental demand and future appreciation. Whether you're a seasoned investor or just getting started, this is a prime opportunity to secure an affordable investment with solid upside potential. Don't miss out schedule your showing today!

4. 2026-02-24
   listed $75,000 Active 778-char remark

   Show marketing remark (778 chars)

   Opportunity knocks in Macon! This 3-bedroom, 1-bath home is the perfect investment property for savvy buyers looking to expand their rental portfolio or take on their next flip project. With a functional floor plan and strong rental potential, this property offers a great foundation to renovate and add value. The three-bedroom layout is highly desirable for tenants, making it an excellent option for steady cash flow. Conveniently located near shopping, dining, schools, and major roadways, this Macon property is positioned for long-term rental demand and future appreciation. Whether you're a seasoned investor or just getting started, this is a prime opportunity to secure an affordable investment with solid upside potential. Don't miss out schedule your showing today!

5. 2024-12-19
   soldstatus $61,578
6. 2022-02-03
   price $850
7. 2020-07-27
   soldstatus $13,500
8. 2020-06-08
   soldstatus $45,000
9. 2003-05-06
   soldstatus $34,000
10. 2002-12-13
    soldstatus $29,900
11. 2002-12-13
    soldstatus $29,000
12. 2002-07-02
    soldstatus $17,767

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$119/yr (+$10/mo · 20.8%)

ⓘ 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 67% 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: $13,588
• − Mortgage interest: −$4,201
• − Property taxes: −$571
• − Insurance: −$375
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,182
• Taxable income: $4,085
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $4,088/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

+322.1% since first listed

10 events — show timeline

• 2026-02-24 Listed $75,000 FMLS
• 2026-02-24 Listed $75,000 GAMLS
• 2024-12-19 Sold (Public Records) $61,578 Public Records
• 2022-02-03 Price Changed $850 RENT.
• 2020-07-27 Sold (Public Records) $13,500 Public Records
• 2020-06-08 Sold (Public Records) $45,000 Public Records
• 2003-05-06 Sold (Public Records) $34,000 Public Records
• 2002-12-13 Sold (Public Records) $29,000 Public Records
• 2002-12-13 Sold (Public Records) $29,900 Public Records
• 2002-07-02 Sold (Public Records) $17,767 Public Records

Property tax history

+12.5%/yr

Latest (2025): $571 · +8.1% YoY. Source: county tax records.