685 Villa Esta Ave · Macon-Bibb County, GA 31206

$29,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 97 Days on market

Built 1929 0.35 ac lot $27/sqft · 33% below area Est $45k · 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

Classic 1929 four-sided brick home offering 3 bedrooms, 1 bathroom, and 1,120 sq ft on a level lot. This property features a solid foundation and timeless character, making it an excellent fixer-upper for investors or buyers ready to create their dream home. The home requires a full renovation but offers significant upside and strong bones. Conveniently located within close, walkable distance to shopping and Bruce Elementary School. Endless potential in a accessible location. Bring your vision and restore this classic to its full charm. Home is Vacant and Sold AS IS, Where Is.

Key facts

• Accessible location
• Solid foundation
• Full renovation

Tags

• FOUR-SIDED BRICK HOME
• SOLID FOUNDATION
• FULL RENOVATION
• ACCESSIBLE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 30.8% 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 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 (+5.0%/yr); 209 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 42% 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 3.49% ✓
• Cap rate: 30.79%
• Cash-on-cash: 87.49%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (median comp): $44,601
• List price: $29,900
• Delta: -32.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 W Grenada Ter	0.23mi	2/1.0	1,075 (-4%)	4mo	$35,000	$33	79
569 Villa Esta Cir	0.19mi	3/1.0 (+1)	1,219 (+9%)	9mo	$85,000	$70	64
569 Villa Esta Cir	0.19mi	3/1.0 (+1)	1,219 (+9%)	9mo	$85,000	$70	64
525 Ormond Ter	0.30mi	3/2.0 (+1)	1,179 (+5%)	9mo	$95,000	$81	61
3846 Flamingo Dr	0.18mi	3/1.0 (+1)	1,243 (+11%)	9mo	$45,000	$36	60
562 Richmond St	0.35mi	2/1.0	972 (-13%)	6mo	$15,000	$15	56
4089 Kemper Ave	0.44mi	2/1.0	1,224 (+9%)	10mo	$16,600	$14	56
1151 N Beddingfield Dr	0.56mi	3/1.0 (+1)	1,080 (-4%)	9mo	$125,000	$116	55
1138 Newberg Ave	0.73mi	3/1.0 (+1)	1,106 (-1%)	6mo	$82,000	$74	54
3229 Harrel St	0.43mi	3/2.5 (+1)	1,064 (-5%)	8mo	$6,200	$6	54
1071 Sylvian Dr	0.44mi	3/1.0 (+1)	1,001 (-11%)	9mo	$53,000	$53	50
4055 Emory Dr	0.70mi	3/1.0 (+1)	1,216 (+9%)	2mo	$58,000	$48	47

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: 90.4%
• Equity multiple: 5.33×
• Total profit: $36,227
• Equity at exit: $4,458

10-year hold

• IRR: 93.8%
• Equity multiple: 11.87×
• Total profit: $90,989
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,043 high
• Mortgage (P&I): −$157
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $610

Break-even live

Break-even rent $271

Max offer price $29,900

Occupancy floor 36%

Sensitivity live

Price	-10% $627	-5% $619	+0% $610	+5% $602	+10% $593
Rent	-10% $528	-5% $569	+0% $610	+5% $652	+10% $693
Rate	-1.0pp $625	-0.5pp $618	base $610	+0.5pp $603	+1.0pp $595

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	45d	1	0.08mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	45d	1	0.25mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	45d	1	0.26mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	45d	1	0.29mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	22d	1	0.32mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	45d	1	0.46mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	45d	1	0.48mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	22d	1	0.56mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	45d	1	0.66mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	45d	1	0.66mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	0.66mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	45d	1	0.76mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	45d	1	0.77mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.78mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	22d	1	0.87mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	45d	1	0.87mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	14d	1	0.90mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	45d	1	0.93mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	45d	1	0.94mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	0.95mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	45d	1	1.02mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	45d	1	1.03mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	45d	1	1.06mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	45d	1	1.06mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	1.08mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	45d	1	1.10mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	45d	1	1.14mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	1.14mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	45d	1	1.14mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	22d	1	1.14mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	45d	1	1.23mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	45d	1	1.26mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	22d	1	1.26mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	45d	1	1.30mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	22d	1	1.30mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	1.39mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	45d	1	1.40mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	22d	1	1.47mi

Listing history 11 events

1. 2026-05-16
   status Under Contract 583-char remark

   Show marketing remark (583 chars)

   Classic 1929 four-sided brick home offering 3 bedrooms, 1 bathroom, and 1,120 sq ft on a level lot. This property features a solid foundation and timeless character, making it an excellent fixer-upper for investors or buyers ready to create their dream home. The home requires a full renovation but offers significant upside and strong bones. Conveniently located within close, walkable distance to shopping and Bruce Elementary School. Endless potential in a accessible location. Bring your vision and restore this classic to its full charm. Home is Vacant and Sold AS IS, Where Is.

2. 2026-04-07
   price $29,900 583-char remark

   Show marketing remark (583 chars)

   Classic 1929 four-sided brick home offering 3 bedrooms, 1 bathroom, and 1,120 sq ft on a level lot. This property features a solid foundation and timeless character, making it an excellent fixer-upper for investors or buyers ready to create their dream home. The home requires a full renovation but offers significant upside and strong bones. Conveniently located within close, walkable distance to shopping and Bruce Elementary School. Endless potential in a accessible location. Bring your vision and restore this classic to its full charm. Home is Vacant and Sold AS IS, Where Is.

3. 2026-02-07
   listed $34,900 New 583-char remark

   Show marketing remark (583 chars)

   Classic 1929 four-sided brick home offering 3 bedrooms, 1 bathroom, and 1,120 sq ft on a level lot. This property features a solid foundation and timeless character, making it an excellent fixer-upper for investors or buyers ready to create their dream home. The home requires a full renovation but offers significant upside and strong bones. Conveniently located within close, walkable distance to shopping and Bruce Elementary School. Endless potential in a accessible location. Bring your vision and restore this classic to its full charm. Home is Vacant and Sold AS IS, Where Is.

4. 2009-08-18
   soldstatus $51,463
5. 2006-06-06
   soldstatus $48,322
6. 2005-06-30
   soldstatus $65,000
7. 2005-03-15
   soldstatus $23,750
8. 2004-05-04
   soldstatus $26,900
9. 2002-09-27
   soldstatus $25,000
10. 1999-11-17
    soldstatus $55,000
11. 1999-09-28
    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: $536 · $45/mo
• Projected year-2 tax: $536 · $45/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 3/10 Moderate
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,522
• − Mortgage interest: −$1,675
• − Property taxes: −$536
• − Insurance: −$150
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$870
• Taxable income: $7,288
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $5,576/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

+149.2% since first listed

11 events — show timeline

• 2026-05-16 Pending — GAMLS
• 2026-04-07 Price Changed $29,900 GAMLS
• 2026-02-07 Listed $34,900 GAMLS
• 2009-08-18 Sold (Public Records) $51,463 Public Records
• 2006-06-06 Sold (Public Records) $48,322 Public Records
• 2005-06-30 Sold (Public Records) $65,000 Public Records
• 2005-03-15 Sold (Public Records) $23,750 Public Records
• 2004-05-04 Sold (Public Records) $26,900 Public Records
• 2002-09-27 Sold (Public Records) $25,000 Public Records
• 1999-11-17 Sold (Public Records) $55,000 Public Records
• 1999-09-28 Sold (Public Records) $12,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $536 · +3.2% YoY. Source: county tax records.