1263 Hillridge Dr · Macon-Bibb County, GA 31206

$38,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 54 Days on market

Built 1955 8,712 sqft lot $35/sqft · 7% above area Est $36k · 7% 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
• ARV discount +4.5/15.0
• 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

NOTICE TO RESIDENTIAL INVESTORS! Are you looking for a FIXER-UPPER? You have found it! New on the market, three bedrooms located in an established neighborhood. Quick and easy access to I-75, shopping, schools and eateries.

Key facts

• Eateries
• Shopping
• Quick access to i-75

Tags

• ESTABLISHED NEIGHBORHOOD
• QUICK ACCESS TO I-75
• SHOPPING
• SCHOOLS
• EATERIES

Property features AI

Finance

• Other: Lot approximately 0.20 acre (8,712 sq ft); Subdivision: Bedingfield; Located in Macon, GA 31206
• HOA & community: No association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available; Natural gas available
• Home design: Single family residence; House structure; Resale property
• Construction: Built in 1955; Wood siding; Composition roof; Crawl space foundation
• Exterior features: City lot

Interior

• Kitchen: No appliances reported
• Bedrooms: Three bedrooms on the main level
• Flooring: Flooring listed as 'Other'
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One-level living; Family room; Additional living space labeled as 'Other'; Crawl space basement
• Laundry & utility: Laundry listed as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.1% 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.
• 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); 207 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $26k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.87% ✓
• Cap rate: 23.07%
• Cash-on-cash: 59.90%
• DSCR: 3.67
• GRM: 2.9

CMA / ARV

• ARV (median comp): $35,591
• List price: $38,000
• Delta: 6.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1322 Triple Hill Dr	0.16mi	2/1.0 (-1)	1,117 (+3%)	6mo	$27,500	$25	77
1347 Schley St	0.48mi	3/1.0	1,063 (-2%)	1mo	$45,500	$43	74
1388 Lakeview Cir	0.32mi	2/1.0 (-1)	1,140 (+6%)	6mo	$35,000	$31	65
4055 Emory Dr	0.27mi	3/1.0	1,216 (+13%)	2mo	$58,000	$48	65
1151 N Beddingfield Dr	0.68mi	3/1.0	1,080 (0%)	9mo	$125,000	$116	61
4370 Mikado Ave	0.59mi	2/1.5 (-1)	1,098 (+2%)	6mo	$50,000	$46	57
1071 Sylvian Dr	0.51mi	3/1.0	1,001 (-7%)	9mo	$53,000	$53	56
3366 Pio Nono Cir	0.60mi	3/1.0	962 (-11%)	8mo	$106,000	$110	47
3366 Pio Nono Cir	0.60mi	3/1.0	962 (-11%)	8mo	$106,000	$110	47
4283 Worsham Ave	0.65mi	3/2.0	1,000 (-7%)	8mo	$29,000	$29	47
1317 Peavy Dr	0.57mi	2/1.0 (-1)	936 (-13%)	2mo	$52,000	$56	44
1254 W Grenada Ter	0.72mi	3/2.0	1,188 (+10%)	3mo	$100,000	$84	43

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: 61.2%
• Equity multiple: 3.82×
• Total profit: $29,998
• Equity at exit: $5,666

10-year hold

• IRR: 66.5%
• Equity multiple: 8.48×
• Total profit: $79,625
• Equity at exit: $3,286

Cash invested: $10,640 (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: 207
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,089 high
• Mortgage (P&I): −$199
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $531

Break-even live

Break-even rent $417

Max offer price $38,000

Occupancy floor 46%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.12mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	0.13mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.18mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.28mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.50mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	43d	1	0.53mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	0.53mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	0.55mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.56mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	0.61mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	0.63mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	0.63mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.65mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	43d	1	0.68mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	0.70mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	0.72mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	0.80mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.88mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.96mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	43d	1	0.99mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.07mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	21d	1	1.08mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	1.09mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	43d	1	1.10mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	1.14mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.15mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	1.22mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.22mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.30mi

Listing history 26 events

1. 2026-06-19
   days on market $38,000 Active 54 DOM
2. 2026-06-18
   days on market $38,000 Active 53 DOM
3. 2026-06-17
   days on market $38,000 Active 52 DOM
4. 2026-06-16
   days on market $38,000 Active 51 DOM
5. 2026-06-15
   days on market $38,000 Active 50 DOM
6. 2026-06-14
   days on market $38,000 Active 48 DOM
7. 2026-06-13
   days on market $38,000 Active 47 DOM
8. 2026-06-10
   days on market $38,000 Active 45 DOM
9. 2026-06-09
   days on market $38,000 Active 44 DOM
10. 2026-06-09
    days on market $38,000 Active 43 DOM
11. 2026-06-07
    days on market $38,000 Active 42 DOM
12. 2026-06-03
    days on market $38,000 Active 38 DOM
13. 2026-06-02
    days on market $38,000 Active 37 DOM
14. 2026-06-01
    days on market $38,000 Active 36 DOM
15. 2026-05-31
    days on market $38,000 Active 35 DOM
16. 2026-05-30
    days on market $38,000 Active 34 DOM
17. 2026-04-28
    listed $38,000 Active 223-char remark

    Show marketing remark (223 chars)

    NOTICE TO RESIDENTIAL INVESTORS! Are you looking for a FIXER-UPPER? You have found it! New on the market, three bedrooms located in an established neighborhood. Quick and easy access to I-75, shopping, schools and eateries.

18. 2026-04-25
    listed $38,000 New 227-char remark
19. 2025-06-24
    soldstatus $26,000 Sold
20. 2025-06-24
    soldstatus $26,000 Closed
21. 2025-06-24
    soldstatus $26,000
22. 2025-02-19
    status Active
23. 2025-02-13
    historical Active Under Contract
24. 2025-01-30
    listed $26,000 New
25. 2025-01-30
    listed $26,000 Active
26. 2025-01-30
    listed $26,000

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,373 · $114/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 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: $13,073
• − Mortgage interest: −$2,129
• − Property taxes: −$1,373
• − Insurance: −$190
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,105
• Taxable income: $6,185
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $4,889/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

+46.2% since first listed

11 events — show timeline

• 2026-04-28 Listed $38,000 CGMLS
• 2026-04-28 Listed $38,000 MGMLS
• 2026-04-25 Listed $38,000 GAMLS
• 2025-06-24 Sold (MLS) $26,000 CGMLS
• 2025-06-24 Sold (MLS) $26,000 MGMLS
• 2025-06-24 Sold (MLS) $26,000 GAMLS
• 2025-02-19 Relisted — MGMLS
• 2025-02-13 Contingent — MGMLS
• 2025-01-30 Listed $26,000 CGMLS
• 2025-01-30 Listed $26,000 MGMLS
• 2025-01-30 Listed $26,000 GAMLS

Property tax history

+29.9%/yr

Latest (2025): $1,373 · +0.8% YoY. Source: county tax records.