639 Sapp St · Macon-Bibb County, GA 31204

$85,000

2 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 71 Days on market

Built 1960 0.40 ac lot $76/sqft · 91% above area

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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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied, well maintained home featuring a large living room/ dining room combination and extra large bedrooms, with a bonus room perfect for an office, den or just extra storage. New refrigerator and Tankless water heater. Did I mention the Great Big Yard? All at a great price! Call Today!

Key facts

• Great big yard
• Bonus room
• New refrigerator

Tags

• EXTRA LARGE BEDROOMS
• BONUS ROOM
• NEW REFRIGERATOR
• TANKLESS WATER HEATER
• GREAT BIG YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 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.
• Market conditions: Rents rising fast (+4.6%/yr); 255 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 32% of the median local income ($39k/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 $588 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 + 4.6% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($80k) 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.
• Current owner paid $46k; list at $85k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1960 — 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: 1.23% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.37%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (median comp): $44,591
• List price: $85,000
• Delta: 90.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
549 Straight St	0.13mi	2/2.0	1,066 (-4%)	9mo	$50,000	$47	75
3083 Montpelier Pl	0.32mi	3/1.0 (+1)	1,080 (-3%)	1mo	$45,500	$42	74
1514 Dexter Ave	0.46mi	2/1.0	1,128 (+1%)	6mo	$68,500	$61	72
670 Poppy Ave	0.42mi	3/2.0 (+1)	1,056 (-5%)	1mo	$30,000	$28	62
3220 Arnwood Ave	0.70mi	2/1.0	1,076 (-4%)	1mo	$30,000	$28	61
1568 Burton Ave	0.50mi	3/1.0 (+1)	1,192 (+7%)	3mo	$37,000	$31	58
853 Grayson Ave	0.33mi	3/1.0 (+1)	984 (-12%)	4mo	$38,000	$39	57
1262 Macon Ave	0.69mi	3/1.0 (+1)	1,096 (-2%)	8mo	$37,000	$34	53
1355 Harris St	0.70mi	3/1.0 (+1)	1,102 (-1%)	9mo	$102,000	$93	53
2017 Lowe St	0.43mi	3/1.0 (+1)	1,025 (-8%)	10mo	$47,000	$46	53
1171 Brentwood Ave	0.74mi	3/1.0 (+1)	1,076 (-4%)	5mo	$27,000	$25	50
1426 Bailey Ave	0.39mi	3/1.0 (+1)	988 (-12%)	11mo	$85,000	$86	49

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: 6.4%
• Equity multiple: 1.26×
• Total profit: $6,080
• Equity at exit: $12,674

10-year hold

• IRR: 17.1%
• Equity multiple: 2.51×
• Total profit: $35,896
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$446
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $285

Break-even live

Break-even rent $683

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	0.35mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.37mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	0.43mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.48mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.52mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.52mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	0.62mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	0.67mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.88mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.89mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	0.90mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	0.92mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	44d	1	1.03mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.13mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	1.15mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	1.15mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	1.15mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	1.15mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.25mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	1.26mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.29mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.29mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	44d	1	1.29mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.35mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	1.36mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.38mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.40mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.40mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.43mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.43mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	1.50mi

Listing history 27 events

1. 2026-06-19
   days on market $85,000 Active 71 DOM
2. 2026-06-18
   days on market $85,000 Active 70 DOM
3. 2026-06-17
   days on market $85,000 Active 69 DOM
4. 2026-06-16
   days on market $85,000 Active 68 DOM
5. 2026-06-15
   days on market $85,000 Active 67 DOM
6. 2026-06-14
   days on market $85,000 Active 65 DOM
7. 2026-06-13
   days on market $85,000 Active 64 DOM
8. 2026-06-10
   days on market $85,000 Active 62 DOM
9. 2026-06-09
   days on market $85,000 Active 61 DOM
10. 2026-06-09
    days on market $85,000 Active 60 DOM
11. 2026-06-07
    days on market $85,000 Active 59 DOM
12. 2026-06-03
    days on market $85,000 Active 55 DOM
13. 2026-06-02
    days on market $85,000 Active 54 DOM
14. 2026-06-01
    days on market $85,000 Active 53 DOM
15. 2026-05-31
    days on market $85,000 Active 52 DOM
16. 2026-05-30
    days on market $85,000 Active 51 DOM
17. 2026-04-03
    listed $85,000 New 298-char remark

    Show marketing remark (298 chars)

    Tenant occupied, well maintained home featuring a large living room/ dining room combination and extra large bedrooms, with a bonus room perfect for an office, den or just extra storage. New refrigerator and Tankless water heater. Did I mention the Great Big Yard? All at a great price! Call Today!

18. 2025-08-25
    historical $875
19. 2025-08-01
    price $875
20. 2025-06-01
    listed $950
21. 2022-01-25
    soldstatus $46,000
22. 2022-01-21
    soldstatus $46,000 125-char remark

    Show marketing remark (125 chars)

    Investment opportunity! Conveniently located just off Mercer University Drive with a tenant already in place. Don't miss out!

23. 2022-01-12
    soldstatus $46,000 Sold
24. 2022-01-03
    status Under Contract
25. 2021-09-27
    listed $54,000 New
26. 2021-09-14
    listed $54,000 125-char remark

    Show marketing remark (125 chars)

    Investment opportunity! Conveniently located just off Mercer University Drive with a tenant already in place. Don't miss out!

27. 2000-12-09
    soldstatus $30,000

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$79/yr (+$7/mo · 11.2%)

ⓘ 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: $12,528
• − Mortgage interest: −$4,761
• − Property taxes: −$703
• − Insurance: −$425
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,473
• Taxable income: $2,161
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,901/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

+183.3% since first listed

11 events — show timeline

• 2026-04-03 Listed $85,000 GAMLS
• 2025-08-25 Rental Removed $875 GAMLS
• 2025-08-01 Price Changed $875 GAMLS
• 2025-06-01 Listed for Rent $950 GAMLS
• 2022-01-25 Sold (Public Records) $46,000 Public Records
• 2022-01-21 Sold (MLS) $46,000 CGMLS
• 2022-01-12 Sold (MLS) $46,000 GAMLS
• 2022-01-03 Pending — GAMLS
• 2021-09-27 Listed $54,000 GAMLS
• 2021-09-14 Listed $54,000 CGMLS
• 2000-12-09 Sold (Public Records) $30,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $703 · -0.1% YoY. Source: county tax records.