1285 Pio Nono Ave · Macon-Bibb County, GA 31204

$74,000

2 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 406 Days on market

Built 1950 9,147 sqft lot $63/sqft · 41% above area Est $53k · 41% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient location!! Great for 1st time buyers and investors. 3 bedrooms and 1 bath. All brick home. Fully electric. Potentially commercial. Large parking area in rear. Second entrance option. Move-in ready. Call for appointment.

Key facts

• Fully electric
• All brick home
• Convenient location

Tags

• CONVENIENT LOCATION
• ALL BRICK HOME
• FULLY ELECTRIC
• LARGE PARKING AREA
• SECOND ENTRANCE OPTION
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.5% 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.
• 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); 257 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 34% 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 $512 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 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 1950 — 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: 1.48% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.85%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

• ARV (median comp): $52,554
• List price: $74,000
• Delta: 40.81%
• 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
2380 Napier Ave	0.26mi	3/1.0 (+1)	1,260 (+7%)	1mo	$45,000	$36	70
2586 Dubose St	0.21mi	3/1.0 (+1)	1,129 (-4%)	10mo	$29,000	$26	69
992 Inverness Ave	0.45mi	3/1.0 (+1)	1,222 (+4%)	2mo	$49,000	$40	67
1448 Oakland Ave	0.43mi	2/1.0	1,116 (-5%)	14mo	$77,000	$69	59
1171 Brentwood Ave	0.37mi	3/1.0 (+1)	1,076 (-9%)	5mo	$27,000	$25	59
2619 Suwanee Ave	0.43mi	3/2.0 (+1)	1,161 (-2%)	12mo	$39,000	$34	58
1485 Brentwood Ave	0.40mi	3/2.0 (+1)	1,298 (+10%)	6mo	$125,000	$96	51
1349 Holt Ave	0.44mi	3/1.0 (+1)	1,278 (+8%)	14mo	$95,998	$75	49
1425 Helon St	0.65mi	3/1.0 (+1)	1,230 (+4%)	12mo	$98,000	$80	48
2132 Jasamine Ave	0.43mi	2/1.0	1,004 (-15%)	16mo	$54,999	$55	42
670 Poppy Ave	0.75mi	3/2.0 (+1)	1,056 (-10%)	1mo	$30,000	$28	38
1046 Bartlett St	0.51mi	2/1.0	1,008 (-15%)	17mo	$14,000	$14	38

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: 17.5%
• Equity multiple: 1.72×
• Total profit: $14,927
• Equity at exit: $11,034

10-year hold

• IRR: 27.0%
• Equity multiple: 3.56×
• Total profit: $52,949
• Equity at exit: $6,398

Cash invested: $20,720 (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: 257
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$388
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $395

Break-even live

Break-even rent $594

Max offer price $74,000

Occupancy floor 59%

Sensitivity live

Price	-10% $436	-5% $415	+0% $395	+5% $374	+10% $353
Rent	-10% $308	-5% $351	+0% $395	+5% $438	+10% $481
Rate	-1.0pp $432	-0.5pp $413	base $395	+0.5pp $375	+1.0pp $356

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: $18,500
• Closing costs: $2,220
• 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	22d	1	0.36mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	22d	1	0.44mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	45d	1	0.54mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	45d	1	0.59mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	45d	1	0.62mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	45d	1	0.62mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	22d	1	0.73mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	45d	1	0.73mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	0.76mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	45d	1	0.83mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	45d	1	0.85mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	45d	1	0.88mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	45d	1	0.88mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	22d	1	0.93mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	45d	1	0.95mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	45d	1	0.99mi
1975 Vineville Ave Apt F3 Macon, GA	1.0	1.0	950	$700	$0.74	15d	1	1.00mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$825	$0.79	22d	5	1.01mi
455 Pursley St Apt B15 Macon, GA	1.0	1.0	850	$650	$0.76	15d	1	1.05mi
455 Pursley St Macon, GA	1.0	1.0	850	$625	$0.74	22d	9	1.06mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	22d	1	1.08mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	15d	1	1.08mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	22d	1	1.09mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	45d	1	1.18mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	45d	1	1.18mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	22d	1	1.20mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	15d	1	1.21mi
1121 Columbus St Unit A Macon, GA	1.0	1.0	900	$1,250	$1.39	15d	1	1.21mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	45d	1	1.22mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	15d	1	1.24mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	22d	1	1.26mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	45d	1	1.26mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	15d	1	1.27mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	45d	1	1.32mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	45d	1	1.32mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	15d	1	1.32mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	45d	1	1.33mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	45d	1	1.36mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	22d	1	1.38mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	22d	1	1.38mi

Listing history 23 events

1. 2026-06-21
   days on market $74,000 Active 406 DOM
2. 2026-06-19
   days on market $74,000 Active 404 DOM
3. 2026-06-18
   days on market $74,000 Active 403 DOM
4. 2026-06-17
   days on market $74,000 Active 402 DOM
5. 2026-06-16
   days on market $74,000 Active 401 DOM
6. 2026-06-15
   days on market $74,000 Active 400 DOM
7. 2026-06-14
   days on market $74,000 Active 398 DOM
8. 2026-06-13
   statusdays on market $74,000 Active 397 DOM
9. 2026-06-10
   days on market $74,000 Price Change 395 DOM
10. 2026-06-09
    pricestatusdays on market $74,000 Price Change 394 DOM
11. 2026-06-09
    days on market $84,000 Active 393 DOM
12. 2026-06-07
    days on market $84,000 Active 392 DOM
13. 2026-06-03
    days on market $84,000 Active 388 DOM
14. 2026-06-02
    days on market $84,000 Active 387 DOM
15. 2026-06-01
    days on market $84,000 Active 386 DOM
16. 2026-05-31
    statusdays on market $84,000 Active 385 DOM
17. 2026-05-30
    days on market $84,000 Price Change 384 DOM
18. 2026-05-12
    price $75,000 230-char remark

    Show marketing remark (230 chars)

    Convenient location!! Great for 1st time buyers and investors. 3 bedrooms and 1 bath. All brick home. Fully electric. Potentially commercial. Large parking area in rear. Second entrance option. Move-in ready. Call for appointment.

19. 2026-04-25
    price $80,000 230-char remark

    Show marketing remark (230 chars)

    Convenient location!! Great for 1st time buyers and investors. 3 bedrooms and 1 bath. All brick home. Fully electric. Potentially commercial. Large parking area in rear. Second entrance option. Move-in ready. Call for appointment.

20. 2026-03-10
    price $89,000 230-char remark

    Show marketing remark (230 chars)

    Convenient location!! Great for 1st time buyers and investors. 3 bedrooms and 1 bath. All brick home. Fully electric. Potentially commercial. Large parking area in rear. Second entrance option. Move-in ready. Call for appointment.

21. 2025-05-11
    listed $99,000 New 230-char remark

    Show marketing remark (230 chars)

    Convenient location!! Great for 1st time buyers and investors. 3 bedrooms and 1 bath. All brick home. Fully electric. Potentially commercial. Large parking area in rear. Second entrance option. Move-in ready. Call for appointment.

22. 2014-10-17
    soldstatus $50,000
23. 2006-03-07
    soldstatus $44,000

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $681 · $57/mo
• Expected delta: +$74/yr (+$6/mo · 12.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,124
• − Mortgage interest: −$4,145
• − Property taxes: −$607
• − Insurance: −$370
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,153
• Taxable income: $3,749
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $3,834/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

+70.5% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $75,000 GAMLS
• 2026-04-25 Price Changed $80,000 GAMLS
• 2026-03-10 Price Changed $89,000 GAMLS
• 2025-05-11 Listed $99,000 GAMLS
• 2014-10-17 Sold (Public Records) $50,000 Public Records
• 2006-03-07 Sold (Public Records) $44,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $607 · -1.3% YoY. Source: county tax records.