458 Daffodil St · Macon-Bibb County, GA 31204

$350,000

8 bd · 4.0 ba · 3,456 sqft · MultiFamily public records · 73 Days on market

Built 1964 Good condition 0.26 ac lot ↓ 7% since listing

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Now available is a fully renovated quadruplex (4 units) located in the heart of Macon’s established 31204 ZIP Code. This property was completely renovated approximately five years ago, offering updated interiors and systems that appeal to today’s tenants while minimizing near-term capital expenditures for investors. This quadruplex is being offered individually, with an additional, separate quadruplex available for purchase, presenting a unique opportunity for investors seeking either a standalone asset or a two-building, eight-unit portfolio. Property Highlights - One quadruplex building with four (4) units - Fully renovated approximately 5 years ago - Updated interiors and systems for low-maintenance ownership - Strong rental demand in a centrally located Macon submarket - Ideal for buy-and-hold investors seeking stable cash flow - Located 1 mile (3 minute drive) away from Mercer University.

Key facts

• Fully renovated
• Centrally located
• Updated interiors

Tags

• FULLY RENOVATED
• UPDATED INTERIORS
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive. Per door: $220/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• At $3,839/mo this rent would consume 119% 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 $10k 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 $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $329,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.10% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $113,847
• List price: $350,000
• Delta: 207.43%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $5,428
• Equity at exit: $52,186

10-year hold

• IRR: 12.4%
• Equity multiple: 2.05×
• Total profit: $103,114
• Equity at exit: $30,262

Cash invested: $98,000 (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: 30.4×

Monthly cashflow live

• Estimated rent: $3,839 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$173 /mo · $2,081/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$806
• Net cashflow: $878

Break-even live

Break-even rent $2,727

Max offer price $350,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,840
Total (4 units)			$3,839

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-07
   status Active 930-char remark

   Show marketing remark (930 chars)

   Now available is a fully renovated quadruplex (4 units) located in the heart of Macon’s established 31204 ZIP Code. This property was completely renovated approximately five years ago, offering updated interiors and systems that appeal to today’s tenants while minimizing near-term capital expenditures for investors. This quadruplex is being offered individually, with an additional, separate quadruplex available for purchase, presenting a unique opportunity for investors seeking either a standalone asset or a two-building, eight-unit portfolio. Property Highlights - One quadruplex building with four (4) units - Fully renovated approximately 5 years ago - Updated interiors and systems for low-maintenance ownership - Strong rental demand in a centrally located Macon submarket - Ideal for buy-and-hold investors seeking stable cash flow - Located 1 mile (3 minute drive) away from Mercer University.

2. 2026-04-07
   price $350,000 930-char remark

   Show marketing remark (930 chars)

   Now available is a fully renovated quadruplex (4 units) located in the heart of Macon’s established 31204 ZIP Code. This property was completely renovated approximately five years ago, offering updated interiors and systems that appeal to today’s tenants while minimizing near-term capital expenditures for investors. This quadruplex is being offered individually, with an additional, separate quadruplex available for purchase, presenting a unique opportunity for investors seeking either a standalone asset or a two-building, eight-unit portfolio. Property Highlights - One quadruplex building with four (4) units - Fully renovated approximately 5 years ago - Updated interiors and systems for low-maintenance ownership - Strong rental demand in a centrally located Macon submarket - Ideal for buy-and-hold investors seeking stable cash flow - Located 1 mile (3 minute drive) away from Mercer University.

3. 2026-03-11
   historical
4. 2026-02-18
   listed $375,000 Active 930-char remark

   Show marketing remark (930 chars)

   Now available is a fully renovated quadruplex (4 units) located in the heart of Macon’s established 31204 ZIP Code. This property was completely renovated approximately five years ago, offering updated interiors and systems that appeal to today’s tenants while minimizing near-term capital expenditures for investors. This quadruplex is being offered individually, with an additional, separate quadruplex available for purchase, presenting a unique opportunity for investors seeking either a standalone asset or a two-building, eight-unit portfolio. Property Highlights - One quadruplex building with four (4) units - Fully renovated approximately 5 years ago - Updated interiors and systems for low-maintenance ownership - Strong rental demand in a centrally located Macon submarket - Ideal for buy-and-hold investors seeking stable cash flow - Located 1 mile (3 minute drive) away from Mercer University.

5. 2026-02-18
   listed $375,000 New

   Show marketing remark (930 chars)

   Now available is a fully renovated quadruplex (4 units) located in the heart of Macon’s established 31204 ZIP Code. This property was completely renovated approximately five years ago, offering updated interiors and systems that appeal to today’s tenants while minimizing near-term capital expenditures for investors. This quadruplex is being offered individually, with an additional, separate quadruplex available for purchase, presenting a unique opportunity for investors seeking either a standalone asset or a two-building, eight-unit portfolio. Property Highlights - One quadruplex building with four (4) units - Fully renovated approximately 5 years ago - Updated interiors and systems for low-maintenance ownership - Strong rental demand in a centrally located Macon submarket - Ideal for buy-and-hold investors seeking stable cash flow - Located 1 mile (3 minute drive) away from Mercer University.

6. 2024-02-03
   historical $875
7. 2023-12-24
   price $875
8. 2023-10-14
   listed $900
9. 2022-11-07
   historical

ⓘ 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: $2,081 · $173/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$1,139/yr (+$95/mo · 54.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $46,068
• − Mortgage interest: −$19,605
• − Property taxes: −$2,081
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,685
• − Management: −$3,685
• − Depreciation: −$10,182
• Taxable income: $5,079
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $9,319/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

Good 80/100 Cosmetic rehab

This fully renovated quadruplex is in excellent condition with updated interiors and systems, making it a move-in-ready investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and property value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.
• Both New appliances in kitchen — Enhances functionality and appeal for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New appliances in kitchen — Enhances functionality and appeal for potential buyers/tenants. ↑

ⓘ 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

-6.7% since first listed

9 events — show timeline

• 2026-04-07 Relisted — FMLS
• 2026-04-07 Price Changed $350,000 FMLS
• 2026-03-11 Listing Removed — GAMLS
• 2026-02-18 Listed $375,000 GAMLS
• 2026-02-18 Listed $375,000 FMLS
• 2024-02-03 Rental Removed $875 BUILDIUM
• 2023-12-24 Price Changed $875 BUILDIUM
• 2023-10-14 Listed for Rent $900 BUILDIUM
• 2022-11-07 Rental Removed — BUILDIUM

Property tax history

+72.7%/yr

Latest (2025): $2,081 · -1.3% YoY. Source: county tax records.