971 Ell St · Macon-Bibb County, GA 31206

$100,000

2 bd · 2.0 ba · 760 sqft · MultiFamily public records · 11 Days on market

Built 1959 7,840 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 +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great investment opportunity! This updated brick duplex features two 1-bedroom, 1-bath units with major improvements already completed, including new electrical, completely updated plumbing, updated bathrooms with tile backsplash showers laundry room addition, and a new roof. Unit 1 includes a split unit for heating and cooling and is nearly ready to go, needing only flooring installed -- giving the next owner flexibility to choose LVP, linoleum, carpet, or another finish. Unit 2 is also updated, with LVP already installed and includes a window unit for heating and cooling. Whether you're looking to add to your rental portfolio or secure a small multifamily property with strong upside, this

Key facts

• New electrical
• Updated bathrooms
• New roof

Tags

• UPDATED BRICK DUPLEX
• NEW ELECTRICAL
• UPDATED PLUMBING
• UPDATED BATHROOMS
• LAUNDRY ROOM ADDITION
• NEW ROOF

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available; Cable available; Underground utilities
• Home design: Duplex residential income property; One level
• Construction: Brick construction; Block foundation; Shingle roof; Built area above grade: 760
• Exterior features: Front porch; Other exterior features; Flag lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling and other cooling; Has heating (type: other)
• Interior features: Updated/remodeled condition; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive. Per door: $354/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.8% 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: Ingram/Pye Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 453 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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); 209 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $1,643/mo this rent would consume 66% 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 $691 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $100,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.32%
• DSCR: 2.35
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.15×
• Total profit: $32,237
• Equity at exit: $14,910

10-year hold

• IRR: 35.7%
• Equity multiple: 4.59×
• Total profit: $100,581
• Equity at exit: $8,646

Cash invested: $28,000 (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: 209
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $707

Break-even live

Break-even rent $748

Max offer price $100,000

Occupancy floor 52%

Sensitivity live

Price	-10% $764	-5% $736	+0% $707	+5% $679	+10% $651
Rent	-10% $578	-5% $643	+0% $707	+5% $772	+10% $837
Rate	-1.0pp $758	-0.5pp $733	base $707	+0.5pp $681	+1.0pp $655

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,642
Total (2 units)			$1,643

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.32mi
2349 Mason St Macon, GA	1.0	1.0	552	$625	$1.13	44d	1	0.42mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	0.46mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	14d	1	0.57mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	0.62mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	0.69mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	0.71mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	44d	1	0.78mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.84mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	0.84mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	0.87mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	0.87mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	44d	1	0.87mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.93mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.95mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	22d	1	1.00mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.01mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	1.02mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.04mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	1.17mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.29mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.29mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	1.36mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	1.38mi
1121 Columbus St Unit A Macon, GA	1.0	1.0	900	$1,250	$1.39	14d	1	1.39mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	22d	1	1.40mi
864 Tattnall St Macon, GA	2.0	1.0	640	$800	$1.25	44d	1	1.46mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	44d	1	1.48mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	44d	1	1.48mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	22d	1	1.48mi

Listing history 9 events

1. 2026-06-21
   days on market $100,000 Active 11 DOM
2. 2026-06-19
   days on market $100,000 Active 9 DOM
3. 2026-06-18
   days on market $100,000 Active 8 DOM
4. 2026-06-17
   days on market $100,000 Active 7 DOM
5. 2026-06-16
   days on market $100,000 Active 6 DOM
6. 2026-06-15
   days on market $100,000 Active 5 DOM
7. 2026-06-14
   days on market $100,000 Active 3 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $100,000 Active 2 DOM

ⓘ 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: $294 · $24/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$626/yr (+$52/mo · 213.0%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $19,716
• − Mortgage interest: −$5,602
• − Property taxes: −$294
• − Insurance: −$500
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$2,909
• Taxable income: $7,257
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $6,747/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

+42.9% since first listed

2 events — show timeline

• 2026-06-10 Listed $100,000 MGMLS
• 2003-05-30 Sold (Public Records) $70,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $294 · -1.3% YoY. Source: county tax records.