920 W Richmond St · Macon-Bibb County, GA 31206

$25,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 49 Days on market

Built 1900 3,049 sqft lot $33/sqft · 33% below area Est $37k · 33% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

The opportunity is obvious, and the potential is undeniable. Welcome to 920 W. Richmond Street, where the heavy lifting has already begun with a recently replaced roof and siding, giving you a strong exterior foundation to build from. What remains is your vision. Inside, this property is ready for a full renovation, making it an ideal candidate for an investor looking for their next project or a buyer eager to create a home that reflects their own style and effort. Whether you are planning a flip, rental, or a personal residence, this is a chance to shape something from the ground up. With key exterior updates already in place, you can focus your time and resources on transforming the interior into something truly special. Bring your plans, your creativity, and your contractor. This is where potential meets possibility.

Key facts

• Replaced siding
• Replaced roof
• Full renovation

Tags

• REPLACED ROOF
• REPLACED SIDING
• FULL RENOVATION
• KEY EXTERIOR UPDATES

Property features AI

Finance

• Other: Lot size approximately 0.07 acres (about 3,049 sq ft); Located in the Amason Properties subdivision; Public records list living area as 768 square feet
• HOA & community: No homeowners association

Exterior

• Parking: No parking listed
• Utilities: Public water available; Public sewer available; Electricity available
• Home design: Single family residence; House structure; Resale property; Built in 1900
• Construction: Metal roof; Vinyl siding; Original construction year 1900
• Exterior features: Metal roof; Vinyl siding; Lot features listed as 'Other'

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Other interior features; One-level home
• Laundry & utility: Mud room for laundry/utility use

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.5% 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: Bruce Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 434 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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 (+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); 68% 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 39% of the median local income ($30k/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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $4k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.91% ✓
• Cap rate: 35.52%
• Cash-on-cash: 104.39%
• DSCR: 5.64
• GRM: 2.1

CMA / ARV

• ARV (median comp): $37,073
• List price: $25,000
• Delta: -32.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 Chatham St	0.55mi	2/1.0	780 (+2%)	9mo	$42,000	$54	64
1325 Triple Hill Dr	0.52mi	2/1.0	700 (-9%)	6mo	$82,400	$118	56
569 Grenada Ter	0.69mi	2/1.0	832 (+8%)	2mo	$43,000	$52	52
1111 Hartley St	0.66mi	2/1.0	812 (+6%)	9mo	$21,000	$26	52
533 Lynmore Cir	0.66mi	2/1.0	792 (+3%)	15mo	$55,000	$69	52
524 Ormond Ter	0.71mi	2/1.0	820 (+7%)	9mo	$33,000	$40	48
1329 Triple Hill Dr	0.53mi	2/1.0	672 (-12%)	13mo	$55,000	$82	44
534 Lynmore Ave	0.65mi	2/1.0	864 (+12%)	10mo	$55,000	$64	41
672 Melvin Pl	0.60mi	2/1.0	675 (-12%)	16mo	$65,000	$96	39

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: —
• Equity multiple: 6.25×
• Total profit: $36,774
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 13.96×
• Total profit: $90,697
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.1×

Monthly cashflow live

• Estimated rent: $976 high
• Mortgage (P&I): −$131
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $609

Break-even live

Break-even rent $205

Max offer price $25,000

Occupancy floor 33%

Sensitivity live

Price	-10% $623	-5% $616	+0% $609	+5% $602	+10% $595
Rent	-10% $532	-5% $570	+0% $609	+5% $647	+10% $686
Rate	-1.0pp $622	-0.5pp $615	base $609	+0.5pp $602	+1.0pp $596

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	0.23mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.25mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	44d	1	0.33mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	44d	1	0.33mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	0.65mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	44d	1	0.66mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.67mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.67mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.69mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	44d	1	0.70mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.75mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	44d	1	0.76mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	0.85mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.86mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.88mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	44d	1	0.89mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	0.89mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	0.89mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	0.97mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	1.05mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	44d	1	1.10mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.10mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.10mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	44d	1	1.11mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	1.16mi

Listing history 21 events

1. 2026-06-19
   days on market $25,000 Active 49 DOM
2. 2026-06-18
   days on market $25,000 Active 48 DOM
3. 2026-06-17
   days on market $25,000 Active 47 DOM
4. 2026-06-16
   days on market $25,000 Active 46 DOM
5. 2026-06-15
   days on market $25,000 Active 45 DOM
6. 2026-06-14
   days on market $25,000 Active 43 DOM
7. 2026-06-13
   days on market $25,000 Active 42 DOM
8. 2026-06-10
   days on market $25,000 Active 40 DOM
9. 2026-06-09
   days on market $25,000 Active 39 DOM
10. 2026-06-09
    days on market $25,000 Active 38 DOM
11. 2026-06-07
    days on market $25,000 Active 37 DOM
12. 2026-06-03
    days on market $25,000 Active 33 DOM
13. 2026-06-02
    days on market $25,000 Active 32 DOM
14. 2026-06-01
    days on market $25,000 Active 31 DOM
15. 2026-05-31
    days on market $25,000 Active 30 DOM
16. 2026-05-30
    days on market $25,000 Active 29 DOM
17. 2026-05-01
    listed $29,000 Active 830-char remark

    Show marketing remark (830 chars)

    The opportunity is obvious and the potential is undeniable. Welcome to 920 W. Richmond Street, where the heavy lifting has already begun with a recently replaced roof and siding, giving you a strong exterior foundation to build from. What remains is your vision. Inside, this property is ready for a full renovation, making it an ideal candidate for an investor looking for their next project or a buyer eager to create a home that reflects their own style and effort. Whether you are planning a flip, rental, or a personal residence, this is a chance to shape something from the ground up. With key exterior updates already in place, you can focus your time and resources on transforming the interior into something truly special. Bring your plans, your creativity, and your contractor. This is where potential meets possibility.

18. 2026-05-01
    listed $29,000 Active 831-char remark

    Show marketing remark (830 chars)

    The opportunity is obvious and the potential is undeniable. Welcome to 920 W. Richmond Street, where the heavy lifting has already begun with a recently replaced roof and siding, giving you a strong exterior foundation to build from. What remains is your vision. Inside, this property is ready for a full renovation, making it an ideal candidate for an investor looking for their next project or a buyer eager to create a home that reflects their own style and effort. Whether you are planning a flip, rental, or a personal residence, this is a chance to shape something from the ground up. With key exterior updates already in place, you can focus your time and resources on transforming the interior into something truly special. Bring your plans, your creativity, and your contractor. This is where potential meets possibility.

19. 2026-04-29
    listed $29,000 New
20. 2022-06-21
    soldstatus $30,000
21. 2003-02-07
    soldstatus $12,000

ⓘ 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: $250 · $21/mo
• Projected year-2 tax: $250 · $21/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 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: $11,715
• − Mortgage interest: −$1,400
• − Property taxes: −$250
• − Insurance: −$125
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$727
• Taxable income: $7,338
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $5,546/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

+108.3% since first listed

8 events — show timeline

• 2026-05-26 Price Changed $25,000 CGMLS
• 2026-05-25 Price Changed $25,000 MGMLS
• 2026-05-25 Price Changed $25,000 GAMLS
• 2026-05-01 Listed $29,000 MGMLS
• 2026-05-01 Listed $29,000 CGMLS
• 2026-04-29 Listed $29,000 GAMLS
• 2022-06-21 Sold (Public Records) $30,000 Public Records
• 2003-02-07 Sold (Public Records) $12,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $250 · +8.8% YoY. Source: county tax records.