3045 Montpelier Pl · Macon-Bibb County, GA 31204

$76,000

3 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 279 Days on market

Built 1947 0.34 ac lot $64/sqft · 34% above area Est $57k · 34% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• 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 MLS

This 3-bedroom, 1-bath home is ready for its next chapter! Featuring a brand new roof, a screened porch, and a fenced lot, this property offers great outdoor space and room to make it your own. Inside, you'll find a separate living room and dining room, plus a generously sized kitchen, perfect for creating your dream space. With a little TLC, this home could truly shine! This property is currently in probate, and the sale process may take up to 45 days. Seller is a licensed Realtor.

Key facts

• Screened porch
• Dining room
• Separate living room

Tags

• NEW ROOF
• SCREENED PORCH
• FENCED LOT
• SEPARATE LIVING ROOM
• DINING ROOM
• GENEROUSLY SIZED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 35% 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 $525 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 + 4.6% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $66,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.50% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.65%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (median comp): $56,880
• List price: $76,000
• Delta: 33.62%
• 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
3083 Montpelier Pl	0.09mi	3/1.0	1,080 (-9%)	1mo	$45,500	$42	81
1568 Burton Ave	0.39mi	3/1.0	1,192 (+1%)	3mo	$37,000	$31	78
1514 Dexter Ave	0.32mi	2/1.0 (-1)	1,128 (-5%)	6mo	$68,500	$61	67
3220 Arnwood Ave	0.46mi	2/1.0 (-1)	1,076 (-9%)	1mo	$30,000	$28	58
3386 Seaton Dr	0.67mi	3/2.0	1,212 (+2%)	4mo	$148,000	$122	57
1485 Brentwood Ave	0.42mi	3/2.0	1,298 (+10%)	6mo	$125,000	$96	55
1171 Brentwood Ave	0.60mi	3/1.0	1,076 (-9%)	5mo	$27,000	$25	53
1347 Tonedale Ct	0.60mi	3/2.0	1,285 (+9%)	6mo	$134,000	$104	48
670 Poppy Ave	0.64mi	3/2.0	1,056 (-11%)	1mo	$30,000	$28	48
1025 Mimosa Dr	0.73mi	3/2.0	1,274 (+8%)	4mo	$97,000	$76	46
3178 Napier Ave	0.71mi	3/1.5	1,294 (+10%)	5mo	$50,000	$39	45
1247 Carlisle Ave	0.69mi	3/2.0	1,050 (-11%)	2mo	$151,000	$144	44

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: 18.5%
• Equity multiple: 1.76×
• Total profit: $16,259
• Equity at exit: $11,332

10-year hold

• IRR: 27.9%
• Equity multiple: 3.65×
• Total profit: $56,445
• Equity at exit: $6,571

Cash invested: $21,280 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$399
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $419

Break-even live

Break-even rent $606

Max offer price $76,000

Occupancy floor 58%

Sensitivity live

Price	-10% $462	-5% $441	+0% $419	+5% $398	+10% $376
Rent	-10% $330	-5% $375	+0% $419	+5% $464	+10% $509
Rate	-1.0pp $458	-0.5pp $439	base $419	+0.5pp $400	+1.0pp $380

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.19mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.24mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	0.26mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	0.41mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	21d	1	0.47mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.47mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	0.50mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.57mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.58mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	0.70mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.80mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.83mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.83mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.83mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	0.83mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	0.93mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	0.94mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	1.00mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	14d	1	1.05mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.11mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.23mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.24mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.27mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	44d	1	1.27mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	21d	1	1.32mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.33mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	1.44mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.44mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.44mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.45mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	44d	1	1.48mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	1.49mi

Listing history 21 events

1. 2026-06-19
   days on market $76,000 Active 279 DOM
2. 2026-06-18
   days on market $76,000 Active 278 DOM
3. 2026-06-17
   days on market $76,000 Active 277 DOM
4. 2026-06-16
   days on market $76,000 Active 276 DOM
5. 2026-06-15
   days on market $76,000 Active 275 DOM
6. 2026-06-14
   days on market $76,000 Active 273 DOM
7. 2026-06-13
   days on market $76,000 Active 272 DOM
8. 2026-06-10
   days on market $76,000 Active 270 DOM
9. 2026-06-09
   days on market $76,000 Active 269 DOM
10. 2026-06-09
    days on market $76,000 Active 268 DOM
11. 2026-06-07
    days on market $76,000 Active 267 DOM
12. 2026-06-03
    days on market $76,000 Active 263 DOM
13. 2026-06-02
    days on market $76,000 Active 262 DOM
14. 2026-06-01
    days on market $76,000 Active 261 DOM
15. 2026-05-31
    days on market $76,000 Active 260 DOM
16. 2026-05-30
    days on market $76,000 Active 259 DOM
17. 2026-01-15
    status Back On Market 490-char remark

    Show marketing remark (490 chars)

    This 3-bedroom, 1-bath home is ready for its next chapter! Featuring a brand new roof, a screened porch, and a fenced lot, this property offers great outdoor space and room to make it your own. Inside, you'll find a separate living room and dining room, plus a generously sized kitchen, perfect for creating your dream space. With a little TLC, this home could truly shine! This property is currently in probate, and the sale process may take up to 45 days. Seller is a licensed Realtor.

18. 2026-01-14
    historical 490-char remark

    Show marketing remark (490 chars)

    This 3-bedroom, 1-bath home is ready for its next chapter! Featuring a brand new roof, a screened porch, and a fenced lot, this property offers great outdoor space and room to make it your own. Inside, you'll find a separate living room and dining room, plus a generously sized kitchen, perfect for creating your dream space. With a little TLC, this home could truly shine! This property is currently in probate, and the sale process may take up to 45 days. Seller is a licensed Realtor.

19. 2025-06-09
    historical
20. 2025-03-14
    listed $76,000 New 490-char remark

    Show marketing remark (490 chars)

    This 3-bedroom, 1-bath home is ready for its next chapter! Featuring a brand new roof, a screened porch, and a fenced lot, this property offers great outdoor space and room to make it your own. Inside, you'll find a separate living room and dining room, plus a generously sized kitchen, perfect for creating your dream space. With a little TLC, this home could truly shine! This property is currently in probate, and the sale process may take up to 45 days. Seller is a licensed Realtor.

21. 2025-03-14
    listed $76,000 New

    Show marketing remark (490 chars)

    This 3-bedroom, 1-bath home is ready for its next chapter! Featuring a brand new roof, a screened porch, and a fenced lot, this property offers great outdoor space and room to make it your own. Inside, you'll find a separate living room and dining room, plus a generously sized kitchen, perfect for creating your dream space. With a little TLC, this home could truly shine! This property is currently in probate, and the sale process may take up to 45 days. Seller is a licensed Realtor.

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $699 · $58/mo
• Expected delta: +$118/yr (+$10/mo · 20.4%)

ⓘ 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 64% 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: $13,642
• − Mortgage interest: −$4,257
• − Property taxes: −$581
• − Insurance: −$380
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,211
• Taxable income: $4,030
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $4,066/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

+0.0% since first listed

5 events — show timeline

• 2026-01-15 Relisted — GAMLS
• 2026-01-14 Listing Removed — GAMLS
• 2025-06-09 Listing Removed — GAMLS
• 2025-03-14 Listed $76,000 GAMLS
• 2025-03-14 Listed $76,000 GAMLS

Property tax history

+8.8%/yr

Latest (2025): $581 · +7.3% YoY. Source: county tax records.