2668 Suwanee Ave · Macon-Bibb County, GA 31204

$105,000

2 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 30 Days on market

Built 1941 7,405 sqft lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• 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

Completely updated and absolutely precious, this 2 bedroom, 2 bath home in the heart of Macon blends modern finishes with cozy charm. From the beautifully renovated interior to the thoughtful details throughout, this home offers the perfect mix of style, comfort, and move-in ready convenience. Whether you're looking for your first home, downsizing, or searching for an investment opportunity, this Macon gem is one you won't want to miss.

Key facts

• 7,405 sq ft lot
• Built 1941
• Listed 29 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Parking pad / open parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; Resale property; One story
• Construction: Built in 1941; Brick and vinyl siding exterior; Composition roof; House structure
• Exterior features: No notable lot features; Public records list lot area of approximately 0.17 acres

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One-level living; Gas water heater; Microwave; Refrigerator; Fireplace (1)
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Miller Magnet Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 585 students, 100% FRL); Central High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 844 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 (+4.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $726 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($103k) 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.
• Current owner paid $47k; list at $105k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 1.02% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $26,728
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1046 Bartlett St	0.37mi	2/1.0	1,008 (-2%)	17mo	$14,000	$14	65
1171 Brentwood Ave	0.39mi	3/1.0 (+1)	1,076 (+5%)	5mo	$27,000	$25	65
317 Pio Nono Ave	0.26mi	2/1.0	910 (-12%)	11mo	$16,600	$18	59
2619 Suwanee Ave	0.08mi	3/2.0 (+1)	1,161 (+13%)	12mo	$39,000	$34	56
210 Oakhaven Ave	0.46mi	2/1.0	904 (-12%)	21mo	$120,000	$133	41
2586 Dubose St	0.63mi	3/1.0 (+1)	1,129 (+10%)	10mo	$29,000	$26	41
1448 Oakland Ave	0.74mi	2/1.0	1,116 (+9%)	14mo	$77,000	$69	40
1389 Ernest St	0.72mi	2/1.0	952 (-7%)	19mo	$50,000	$53	39
1559 Madden Ave	0.74mi	2/2.0	1,092 (+6%)	19mo	$8,500	$8	35

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,840
• Equity at exit: $15,656

10-year hold

• IRR: 9.5%
• Equity multiple: 1.78×
• Total profit: $23,051
• Equity at exit: $9,078

Cash invested: $29,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$551
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $211

Break-even live

Break-even rent $807

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	0.42mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	0.46mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	43d	1	0.47mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	0.47mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	43d	1	0.51mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	0.57mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	43d	1	0.59mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.65mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	0.74mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	43d	1	0.74mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.74mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	43d	1	0.76mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	43d	1	0.79mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	0.82mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.87mi
1975 Vineville Ave Apt F3 Macon, GA	1.0	1.0	950	$700	$0.74	13d	1	0.91mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	0.91mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$825	$0.79	21d	5	0.91mi
455 Pursley St Apt B15 Macon, GA	1.0	1.0	850	$650	$0.76	13d	1	0.94mi
455 Pursley St Macon, GA	1.0	1.0	850	$625	$0.74	21d	9	0.95mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	43d	1	0.96mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	0.98mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	43d	1	0.99mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.01mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	1.05mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	13d	1	1.08mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.09mi
2375 Parker Ave Unit 3 Macon, GA	2.0	1.0	850	$1,200	$1.41	43d	1	1.11mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	1.18mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	43d	1	1.26mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	1.26mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.27mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	1.28mi
440 Bonnie Dr Macon, GA	2.0	1.5	1192	$1,700	$1.43	43d	1	1.29mi
1121 Columbus St Unit A Macon, GA	1.0	1.0	900	$1,250	$1.39	13d	1	1.34mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	43d	1	1.34mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	1.37mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	1.37mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	1.37mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	1.37mi

Listing history 22 events

1. 2026-06-19
   statusdays on market $105,000 Active 30 DOM
2. 2026-06-18
   days on market $105,000 Price Change 29 DOM
3. 2026-06-17
   pricestatusdays on market $105,000 Price Change 28 DOM
4. 2026-06-16
   days on market $109,900 Active 27 DOM
5. 2026-06-15
   days on market $109,900 Active 26 DOM
6. 2026-06-14
   days on market $109,900 Active 24 DOM
7. 2026-06-13
   days on market $109,900 Active 23 DOM
8. 2026-06-10
   days on market $109,900 Active 21 DOM
9. 2026-06-09
   days on market $109,900 Active 20 DOM
10. 2026-06-08
    days on market $109,900 Active 19 DOM
11. 2026-06-07
    days on market $109,900 Active 18 DOM
12. 2026-06-03
    statusdays on market $109,900 Active 14 DOM
13. 2026-06-02
    days on market $109,900 New 13 DOM
14. 2026-06-01
    days on market $109,900 New 12 DOM
15. 2026-05-31
    days on market $109,900 New 11 DOM
16. 2026-05-30
    days on market $109,900 New 10 DOM
17. 2026-05-21
    listed $109,900 Active 440-char remark

    Show marketing remark (440 chars)

    Completely updated and absolutely precious, this 2 bedroom, 2 bath home in the heart of Macon blends modern finishes with cozy charm. From the beautifully renovated interior to the thoughtful details throughout, this home offers the perfect mix of style, comfort, and move-in ready convenience. Whether you're looking for your first home, downsizing, or searching for an investment opportunity, this Macon gem is one you won't want to miss.

18. 2026-05-20
    listed $109,900 Active 452-char remark

    Show marketing remark (452 chars)

    Completely updated and absolutely precious, this 2 bedroom, 2 bath home in the heart of Macon blends modern finishes with cozy charm. From the beautifully renovated interior to the thoughtful details throughout, this home offers the perfect mix of style, comfort, and move-in ready convenience. Whether you’re looking for your first home, downsizing, or searching for an investment opportunity, this Macon gem is one you won’t want to miss.

19. 2026-05-20
    listed $109,900 New

    Show marketing remark (452 chars)

    Completely updated and absolutely precious, this 2 bedroom, 2 bath home in the heart of Macon blends modern finishes with cozy charm. From the beautifully renovated interior to the thoughtful details throughout, this home offers the perfect mix of style, comfort, and move-in ready convenience. Whether you’re looking for your first home, downsizing, or searching for an investment opportunity, this Macon gem is one you won’t want to miss.

20. 2004-05-27
    soldstatus $47,000
21. 2003-06-03
    soldstatus $34,602
22. 1998-01-21
    soldstatus $40,000

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$450/yr (+$38/mo · 87.4%)

ⓘ 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 65% 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: $12,888
• − Mortgage interest: −$5,882
• − Property taxes: −$516
• − Insurance: −$525
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$3,055
• Taxable income: $849
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $2,329/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

+174.8% since first listed

6 events — show timeline

• 2026-05-21 Listed $109,900 MGMLS
• 2026-05-20 Listed $109,900 GAMLS
• 2026-05-20 Listed $109,900 CGMLS
• 2004-05-27 Sold (Public Records) $47,000 Public Records
• 2003-06-03 Sold (Public Records) $34,602 Public Records
• 1998-01-21 Sold (Public Records) $40,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $516 · -1.3% YoY. Source: county tax records.