630 Pierce Ave · Macon-Bibb County, GA 31204

$199,900

3 bd · 2.0 ba · 2,013 sqft · SingleFamily public records · 53 Days on market

Built 1956 1.05 ac lot $99/sqft · 7% above area Est $210k · at est.

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Why this score? — see what drove the D- 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 +12.6/30.0
• ARV discount +9.6/15.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REMODELED 4-Bed, 2-Bath Home - READY TO LOVE!! Move right into this vibrant 4-bed, 2-bath home! Freshly remodeled with new interior/exterior paint, hardwood Floors, and spacious kitchen w/ lots of cabinets. Kitchen appliances are approx. 6-12 months old, new water heater, HVAC approx. 3 years old, and new bathroom mirrors. Downstairs has potential for a workshop, office, and space for a gym or game room. Home is all Electric. Call to view this spacious home before it's gone!

Key facts

• Remodeled
• Lots of cabinets
• Spacious kitchen

Tags

• REMODELED
• NEW INTERIOR EXTERIOR PAINT
• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• LOTS OF CABINETS
• NEW WATER HEATER

Property features AI

Finance

• Other: Finished and partially finished basement with walk-out access; About 1.05-acre lot

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding and brick exterior
• Exterior features: Deck; Workshop on the property

Interior

• Kitchen: Free-standing range; Dishwasher
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window blinds

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-83 ($-992/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (22.7% below list).
• Recommended offer: $155k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Rosa Taylor Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 583 students, 100% FRL); 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,546/mo this rent would consume 48% of the median local household income ($39k/yr) (locally 2674% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($194k) 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 $115k; list at $200k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $154,578 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (median comp): $209,503
• List price: $199,900
• Delta: -4.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Pierce Ave	0.32mi	3/2.0	1,951 (-3%)	5mo	$265,000	$136	76
2903 Pickett Rdg	0.35mi	3/2.0	2,123 (+6%)	1mo	$283,000	$133	74
546 Corbin Ave	0.54mi	3/2.0	2,080 (+3%)	2mo	$260,000	$125	68
515 Sugarloaf Dr	0.43mi	3/2.0	1,834 (-9%)	3mo	$222,500	$121	63
129 Sugarloaf Cir	0.63mi	3/2.0	1,996 (-1%)	10mo	$305,000	$153	61
581 Rogers Dr	0.64mi	3/3.0	1,882 (-6%)	2mo	$199,000	$106	54
2782 Pinewood Dr	0.30mi	3/2.0	1,718 (-15%)	10mo	$225,000	$131	53
509 Sugarloaf Dr	0.40mi	3/2.5	1,754 (-13%)	6mo	$231,750	$132	53
530 Emily Pl	0.71mi	2/2.0 (-1)	1,930 (-4%)	10mo	$226,000	$117	47
158 Sugarloaf Cir	0.74mi	3/2.0	1,854 (-8%)	11mo	$282,000	$152	43
469 E Buford Rd	0.60mi	3/2.0	1,726 (-14%)	8mo	$290,000	$168	42
3096 Stuart Dr	0.71mi	4/2.5 (+1)	2,307 (+15%)	7mo	$242,000	$105	30

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: -17.6%
• Equity multiple: 0.37×
• Total profit: $-35,136
• Equity at exit: $29,806

10-year hold

• IRR: -7.0%
• Equity multiple: 0.52×
• Total profit: $-26,684
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-83

Break-even live

Break-even rent $1,650

Max offer price $185,301

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-26	+0% $-83	+5% $-139	+10% $-196
Rent	-10% $-205	-5% $-144	+0% $-83	+5% $-22	+10% $39
Rate	-1.0pp $18	-0.5pp $-32	base $-83	+0.5pp $-134	+1.0pp $-187

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
770 Forest Ridge Dr W Macon, GA	3.0	2.0	2057	$1,750	$0.85	45d	1	0.46mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	15d	1	0.86mi
2759 Ellenwood Cir S Macon, GA	3.0	1.0	1537	$1,295	$0.84	45d	1	0.89mi
803 Captain Kell Dr Macon, GA	4.0	2.5	2400	$2,500	$1.04	45d	1	0.90mi
853 Captain Kell Dr Macon, GA	4.0	2.5	2548	$1,850	$0.73	45d	1	0.94mi
1011 Avenue of Pnes Macon, GA	3.0	2.0	2006	$1,450	$0.72	45d	1	1.01mi
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	15d	1	1.03mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	23d	1	1.08mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	23d	1	1.12mi
2962 Thornwood Dr Macon, GA	3.0	2.0	1680	$1,700	$1.01	45d	1	1.20mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	23d	1	1.30mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	23d	1	1.30mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	45d	1	1.31mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	45d	1	1.31mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	45d	1	1.31mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	45d	1	1.31mi

Listing history 26 events

1. 2026-06-21
   days on market $199,900 Active 53 DOM
2. 2026-06-19
   days on market $199,900 Active 51 DOM
3. 2026-06-18
   days on market $199,900 Active 50 DOM
4. 2026-06-17
   days on market $199,900 Active 49 DOM
5. 2026-06-16
   days on market $199,900 Active 48 DOM
6. 2026-06-15
   days on market $199,900 Active 47 DOM
7. 2026-06-14
   days on market $199,900 Active 45 DOM
8. 2026-06-13
   days on market $199,900 Active 44 DOM
9. 2026-06-10
   days on market $199,900 Active 42 DOM
10. 2026-06-09
    days on market $199,900 Active 41 DOM
11. 2026-06-09
    days on market $199,900 Active 40 DOM
12. 2026-06-07
    days on market $199,900 Active 39 DOM
13. 2026-06-03
    days on market $199,900 Active 35 DOM
14. 2026-06-02
    days on market $199,900 Active 34 DOM
15. 2026-06-01
    days on market $199,900 Active 33 DOM
16. 2026-05-31
    days on market $199,900 Active 32 DOM
17. 2026-05-30
    days on market $199,900 Active 31 DOM
18. 2026-04-29
    listed $199,900 Active 479-char remark

    Show marketing remark (479 chars)

    REMODELED 4-Bed, 2-Bath Home - READY TO LOVE!! Move right into this vibrant 4-bed, 2-bath home! Freshly remodeled with new interior/exterior paint, hardwood Floors, and spacious kitchen w/ lots of cabinets. Kitchen appliances are approx. 6-12 months old, new water heater, HVAC approx. 3 years old, and new bathroom mirrors. Downstairs has potential for a workshop, office, and space for a gym or game room. Home is all Electric. Call to view this spacious home before it's gone!

19. 2026-04-29
    listed $199,900 Active 485-char remark

    Show marketing remark (479 chars)

    REMODELED 4-Bed, 2-Bath Home - READY TO LOVE!! Move right into this vibrant 4-bed, 2-bath home! Freshly remodeled with new interior/exterior paint, hardwood Floors, and spacious kitchen w/ lots of cabinets. Kitchen appliances are approx. 6-12 months old, new water heater, HVAC approx. 3 years old, and new bathroom mirrors. Downstairs has potential for a workshop, office, and space for a gym or game room. Home is all Electric. Call to view this spacious home before it's gone!

20. 2026-02-04
    price $205,000
21. 2026-02-04
    price $205,000
22. 2026-01-14
    price $207,900
23. 2026-01-14
    price $207,900
24. 2025-11-28
    price $209,900
25. 2025-11-28
    price $209,900
26. 2006-03-24
    soldstatus $115,000

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$439/yr (+$37/mo · 31.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,549
• − Mortgage interest: −$11,198
• − Property taxes: −$1,400
• − Insurance: −$1,666
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,815
• Taxable loss: −$4,497
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $88/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

+73.8% since first listed

9 events — show timeline

• 2026-04-29 Listed $199,900 MGMLS
• 2026-04-29 Listed $199,900 CGMLS
• 2026-02-04 Price Changed $205,000 CGMLS
• 2026-02-04 Price Changed $205,000 MGMLS
• 2026-01-14 Price Changed $207,900 CGMLS
• 2026-01-14 Price Changed $207,900 MGMLS
• 2025-11-28 Price Changed $209,900 CGMLS
• 2025-11-28 Price Changed $209,900 MGMLS
• 2006-03-24 Sold (Public Records) $115,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,400 · -1.3% YoY. Source: county tax records.