548 Ormond Ter · Macon-Bibb County, GA 31206

$65,000

2 bd · 1.0 ba · 838 sqft · SingleFamily public records · 28 Days on market

Built 1955 7,405 sqft lot Est $54k · 21% over

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in historic area. Bring your imagination and a couple dollars to upgrade and this gem could be yours. NO SELLER DISCLOSURES. Sold as is.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer; 110-volt electric service; Cable, electricity, natural gas, phone available
• Home design: One-story home; Resale condition; Wood siding construction; Facing/direction not specified; Entry level not specified
• Construction: Wood siding exterior; Shingle roof; Slab foundation; Built year not specified
• Exterior features: Front porch; City street frontage; Asphalt road access

Interior

• Kitchen: No specific kitchen features listed; Appliances: Other
• Bedrooms: 2 main-level bedrooms; Bedrooms with no special features listed
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom (on the main level); Master bathroom with no special features
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Brick fireplace; Other interior features; No common walls; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 C — 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); 209 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.49% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.13%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $53,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
569 Grenada Ter	0.10mi	2/1.0	832 (-1%)	2mo	$43,000	$52	93
524 Ormond Ter	0.06mi	2/1.0	820 (-2%)	9mo	$33,000	$40	86
534 Lynmore Ave	0.17mi	2/1.0	864 (+3%)	10mo	$55,000	$64	79
533 Lynmore Cir	0.11mi	2/1.0	792 (-6%)	15mo	$55,000	$69	74
3441 Antioch Hts	0.26mi	3/2.0 (+1)	897 (+7%)	1mo	$75,000	$84	66
958 Sylvian Dr	0.60mi	2/1.0	930 (+11%)	13mo	$49,000	$53	43
4161 Worsham Ave	0.64mi	2/1.0	925 (+10%)	13mo	$18,900	$20	42
1033 Sylvian Dr	0.64mi	2/1.0	908 (+8%)	22mo	$60,000	$66	38
4147 Marion Ave	0.67mi	3/1.0 (+1)	936 (+12%)	12mo	$60,463	$65	34
863 Fulton St S	0.66mi	2/1.0	939 (+12%)	23mo	$50,000	$53	30
1130 Sylvian Dr	0.73mi	2/1.0	942 (+12%)	21mo	$40,000	$42	28
3966 Guyton St	0.73mi	3/2.0 (+1)	942 (+12%)	14mo	$115,000	$122	25

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: 19.5%
• Equity multiple: 1.81×
• Total profit: $14,783
• Equity at exit: $9,692

10-year hold

• IRR: 29.1%
• Equity multiple: 3.83×
• Total profit: $51,476
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $971 high
• Mortgage (P&I): −$341
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $366

Break-even live

Break-even rent $507

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $403	-5% $384	+0% $366	+5% $348	+10% $329
Rent	-10% $289	-5% $328	+0% $366	+5% $404	+10% $443
Rate	-1.0pp $399	-0.5pp $382	base $366	+0.5pp $349	+1.0pp $332

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	45d	1	0.16mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	45d	1	0.22mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	45d	1	0.57mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	45d	1	0.65mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	45d	1	0.65mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	45d	1	0.72mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	45d	1	0.84mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	45d	1	0.84mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	0.90mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.96mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	45d	1	0.96mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	45d	1	1.03mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	1.07mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	45d	1	1.18mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	45d	1	1.26mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	45d	1	1.30mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	1.30mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	45d	1	1.30mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	1.32mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	1.32mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	45d	1	1.36mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	22d	1	1.37mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	45d	1	1.47mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	45d	1	1.49mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	22d	1	1.50mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	45d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 28 DOM
2. 2026-06-19
   days on market $65,000 Active 26 DOM
3. 2026-06-18
   days on market $65,000 Active 25 DOM
4. 2026-06-17
   days on market $65,000 Active 24 DOM
5. 2026-06-16
   days on market $65,000 Active 23 DOM
6. 2026-06-15
   days on market $65,000 Active 22 DOM
7. 2026-06-14
   days on market $65,000 Active 20 DOM
8. 2026-06-13
   days on market $65,000 Active 19 DOM
9. 2026-06-10
   days on market $65,000 Active 17 DOM
10. 2026-06-09
    days on market $65,000 Active 16 DOM
11. 2026-06-08
    days on market $65,000 Active 15 DOM
12. 2026-06-07
    days on market $65,000 Active 14 DOM
13. 2026-06-03
    days on market $65,000 Active 10 DOM
14. 2026-06-02
    days on market $65,000 Active 9 DOM
15. 2026-06-01
    days on market $65,000 Active 8 DOM
16. 2026-05-31
    days on market $65,000 Active 7 DOM
17. 2026-05-30
    days on market $65,000 Active 6 DOM
18. 2026-05-22
    listed $65,000 Active

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$204/yr (+$17/mo · 51.9%)

ⓘ 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 68% 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: $11,646
• − Mortgage interest: −$3,641
• − Property taxes: −$394
• − Insurance: −$325
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$1,891
• Taxable income: $3,532
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $3,544/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

1 event — show timeline

• 2026-05-22 Listed $65,000 FMLS

Property tax history

+10.4%/yr

Latest (2025): $394 · +3.1% YoY. Source: county tax records.