2208 Roosevelt Ave · Macon-Bibb County, GA 31204

$220,000

2 bd · 1.0 ba · 3,136 sqft · MultiFamily · 64 Days on market

Built 1962 Average condition 10,018 sqft lot $70/sqft · 24% below area Est $288k · 24% under ↓ 26% since listing

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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 +3.7/5.0
• Condition / age +2.8/5.0
• Livability +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: 1 unit. estimate disagrees with records

Listing remarks MLS

INCOME PRODUCING QUADRAPLEX - stop buying one or two unit investment properties by making the SMART decision in purchasing 4 units on one parcel for MAXIMUM ROI! Smart & efficient living found here in this nicely laid out two story story 4 unit property on large lot with mature shade trees. Conveniently located in the historic Pleasant Hill neighborhood with rich history dating back generations. Recognized small neighborhood features classic construction with easy access to parks, churches, schools and more. Each unit has 2 bedrooms and 1 full bath, large kitchen and living area. eEasy access to I-75 and shopping along with restaurants - walk to Society Garden, IVP and more. Increase your income potential here and head over to see this winning financial investment!

Key facts

• Large lot
• Classic construction
• Easy access to i-75

Tags

• INCOME PRODUCING QUADRIPLEX
• CLASSIC CONSTRUCTION
• EASY ACCESS TO PARKS
• EASY ACCESS TO I-75
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $220k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 255 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• At $4,051/mo this rent would consume 125% 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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.

Risks & watch-outs

• 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 $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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 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: 1.84% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.73%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $288,164
• List price: $220,000
• Delta: -23.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.27×
• Total profit: $78,074
• Equity at exit: $32,803

10-year hold

• IRR: 37.9%
• Equity multiple: 4.80×
• Total profit: $234,280
• Equity at exit: $19,022

Cash invested: $61,600 (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: 255
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $4,051 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$851
• Net cashflow: $1,680

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,052
Total (4 units)			$4,051

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	13d	1	0.84mi
305 Orange St Macon, GA	3.0	2.0	2791	$2,950	$1.06	44d	1	1.06mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	13d	1	1.48mi

Listing history 27 events

1. 2026-06-19
   days on market $220,000 Active 64 DOM
2. 2026-06-18
   days on market $220,000 Active 63 DOM
3. 2026-06-17
   days on market $220,000 Active 62 DOM
4. 2026-06-16
   days on market $220,000 Active 61 DOM
5. 2026-06-15
   days on market $220,000 Active 60 DOM
6. 2026-06-14
   days on market $220,000 Active 58 DOM
7. 2026-06-13
   days on market $220,000 Active 57 DOM
8. 2026-06-10
   days on market $220,000 Active 55 DOM
9. 2026-06-09
   days on market $220,000 Active 54 DOM
10. 2026-06-09
    days on market $220,000 Active 53 DOM
11. 2026-06-07
    days on market $220,000 Active 52 DOM
12. 2026-06-03
    days on market $220,000 Active 48 DOM
13. 2026-06-02
    days on market $220,000 Active 47 DOM
14. 2026-06-01
    days on market $220,000 Active 46 DOM
15. 2026-05-31
    days on market $220,000 Active 45 DOM
16. 2026-05-30
    days on market $220,000 Active 44 DOM
17. 2026-05-18
    price $220,000 780-char remark

    Show marketing remark (780 chars)

    INCOME PRODUCING QUADRAPLEX - stop buying one or two unit investment properties by making the SMART decision in purchasing 4 units on one parcel for MAXIMUM ROI! Smart & efficient living found here in this nicely laid out two story story 4 unit property on large lot with mature shade trees. Conveniently located in the historic Pleasant Hill neighborhood with rich history dating back generations. Recognized small neighborhood features classic construction with easy access to parks, churches, schools and more. Each unit has 2 bedrooms and 1 full bath, large kitchen and living area. eEasy access to I-75 and shopping along with restaurants - walk to Society Garden, IVP and more. Increase your income potential here and head over to see this winning financial investment!

18. 2026-04-16
    listed $230,000 New 780-char remark

    Show marketing remark (780 chars)

    INCOME PRODUCING QUADRAPLEX - stop buying one or two unit investment properties by making the SMART decision in purchasing 4 units on one parcel for MAXIMUM ROI! Smart & efficient living found here in this nicely laid out two story story 4 unit property on large lot with mature shade trees. Conveniently located in the historic Pleasant Hill neighborhood with rich history dating back generations. Recognized small neighborhood features classic construction with easy access to parks, churches, schools and more. Each unit has 2 bedrooms and 1 full bath, large kitchen and living area. eEasy access to I-75 and shopping along with restaurants - walk to Society Garden, IVP and more. Increase your income potential here and head over to see this winning financial investment!

19. 2025-12-03
    historical
20. 2025-11-06
    price $264,900
21. 2025-08-20
    listed $299,900 New
22. 2024-05-01
    historical $695
23. 2024-03-20
    price $695
24. 2024-03-07
    listed $750
25. 2021-08-30
    soldstatus $240,000 Sold
26. 2021-08-03
    status Under Contract
27. 2021-07-14
    listed $299,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,612
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,889
• − Management: −$3,889
• − Depreciation: −$6,400
• Taxable income: $17,711
• Est. tax owed @ 24.0%: −$4,251
• After-tax cash flow: $15,908/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This multi-family property requires moderate renovations to improve its curb appeal and interior aesthetics, which would increase its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — basic and worn
• Minor paint — wear on interior walls
• Minor landscaping — basic landscaping

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and enhances property value
• Both kitchen appliances — modernizes the kitchen and improves functionality
• Both bathroom fixtures — modernizes the bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · basic and worn	Minor	$500–3,000
paint · wear on interior walls	Minor	$500–3,000
landscaping · basic landscaping	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and enhances property value ↑
• Both kitchen appliances — modernizes the kitchen and improves functionality ↑
• Both bathroom fixtures — modernizes the bathroom and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-26.4% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $220,000 GAMLS
• 2026-04-16 Listed $230,000 GAMLS
• 2025-12-03 Listing Removed — GAMLS
• 2025-11-06 Price Changed $264,900 GAMLS
• 2025-08-20 Listed $299,900 GAMLS
• 2024-05-01 Rental Removed $695 GAMLS
• 2024-03-20 Price Changed $695 GAMLS
• 2024-03-07 Listed for Rent $750 GAMLS
• 2021-08-30 Sold (MLS) $240,000 GAMLS
• 2021-08-03 Pending — GAMLS
• 2021-07-14 Listed $299,000 GAMLS