521 Monroe St · Macon-Bibb County, GA 31201

$74,995

3 bd · 1.5 ba · 1,552 sqft · SingleFamily public records · 73 Days on market

Built 1880 4,356 sqft lot $48/sqft · 56% below area

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Why this score? — see what drove the B- 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 +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 521 Monroe St in Macon-a rare opportunity to own a 3 bed, 2 bath home with approximately 1,800 sq ft situated on an expansive ~41.6-acre lot. This property offers the perfect blend of space, privacy, and potential, whether you're looking for a primary residence, investment, or future development opportunity. No HOA, giving you the freedom to use the land as you see fit.

Key facts

• 41.6-acre lot
• No hoa
• 4,356 sq ft lot

Tags

• 41.6-ACRE LOT
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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 B — 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 (+3.1%/yr); 74 active listings in the ZIP; 40 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).
• At $1,382/mo this rent would consume 56% of the median local household income ($29k/yr) (locally 1124% 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 $518 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 + 3.1% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $70,495 (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. Built in 1880 — 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: 1.84% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.06%
• DSCR: 2.52
• GRM: 4.5

CMA / ARV

• ARV (median comp): $170,070
• List price: $74,995
• Delta: -55.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Monroe St	0.10mi	3/2.0	1,551 (-0%)	11mo	$170,000	$110	84
959 Ross St	0.46mi	2/1.5 (-1)	1,548 (-0%)	10mo	$38,253	$25	64
853 Tattnall St	0.27mi	4/3.0 (+1)	1,660 (+7%)	1mo	$280,000	$169	64
1042 Maple St	0.53mi	3/2.0	1,533 (-1%)	17mo	$199,000	$130	57
1216 Ross St	0.61mi	3/2.5	1,584 (+2%)	9mo	$295,000	$186	56
2005 Third Ave	0.59mi	3/1.0	1,456 (-6%)	7mo	$39,000	$27	54
1156 Huguenin Ave	0.69mi	3/1.0	1,440 (-7%)	8mo	$6,200	$4	47
248 Clisby Pl	0.69mi	3/2.0	1,698 (+9%)	11mo	$145,000	$85	41
1622 Orchard Ave	0.54mi	3/2.0	1,727 (+11%)	17mo	$90,000	$52	39
975 Maple St	0.57mi	4/4.0 (+1)	1,337 (-14%)	2mo	$150,000	$112	34
1174 Huguenin Ave	0.70mi	3/1.5	1,362 (-12%)	18mo	$32,000	$23	32
1317 Duncan Ave	0.69mi	3/2.0	1,733 (+12%)	19mo	$105,000	$61	30

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.24×
• Total profit: $25,968
• Equity at exit: $11,182

10-year hold

• IRR: 36.9%
• Equity multiple: 4.44×
• Total profit: $72,150
• Equity at exit: $6,484

Cash invested: $20,999 (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 31201

• Rents YoY: 3.1%
• Active inventory: 74
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$393
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $596

Break-even live

Break-even rent $627

Max offer price $74,995

Occupancy floor 52%

Sensitivity live

Price	-10% $638	-5% $617	+0% $596	+5% $575	+10% $554
Rent	-10% $487	-5% $541	+0% $596	+5% $651	+10% $705
Rate	-1.0pp $634	-0.5pp $615	base $596	+0.5pp $577	+1.0pp $557

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: $18,749
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	14d	1	0.21mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	14d	4	0.32mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	22d	5	0.35mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	22d	1	0.53mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	44d	1	0.53mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	14d	1	0.55mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	44d	1	0.56mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	44d	1	0.56mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	44d	1	0.58mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	14d	1	0.58mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	22d	1	0.59mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	14d	1	0.60mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	0.60mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	14d	1	0.63mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	0.66mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	14d	1	0.73mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	14d	1	0.74mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	22d	1	0.79mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	0.82mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.84mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.84mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.84mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.84mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	22d	1	0.86mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	22d	1	0.86mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	14d	1	0.90mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	44d	1	0.90mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	0.92mi
722 Ash St Macon, GA	2.0	2.0	1700	$3,700	$2.18	44d	1	0.93mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	14d	8	0.96mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	14d	25	0.99mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	1.00mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	44d	1	1.08mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	22d	1	1.09mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	22d	1	1.09mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	44d	1	1.10mi
440 Bonnie Dr Macon, GA	2.0	1.5	1192	$1,700	$1.43	44d	1	1.12mi
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	44d	1	1.15mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	14d	1	1.18mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	1.21mi

Listing history 29 events

1. 2026-06-21
   days on market $74,995 Active 73 DOM
2. 2026-06-19
   days on market $74,995 Active 71 DOM
3. 2026-06-18
   days on market $74,995 Active 70 DOM
4. 2026-06-17
   days on market $74,995 Active 69 DOM
5. 2026-06-16
   days on market $74,995 Active 68 DOM
6. 2026-06-15
   days on market $74,995 Active 67 DOM
7. 2026-06-14
   days on market $74,995 Active 65 DOM
8. 2026-06-13
   days on market $74,995 Active 64 DOM
9. 2026-06-10
   days on market $74,995 Active 62 DOM
10. 2026-06-09
    days on market $74,995 Active 61 DOM
11. 2026-06-09
    days on market $74,995 Active 60 DOM
12. 2026-06-07
    days on market $74,995 Active 59 DOM
13. 2026-06-03
    days on market $74,995 Active 55 DOM
14. 2026-06-02
    days on market $74,995 Active 54 DOM
15. 2026-06-01
    days on market $74,995 Active 53 DOM
16. 2026-05-31
    days on market $74,995 Active 52 DOM
17. 2026-05-30
    days on market $74,995 Active 51 DOM
18. 2026-04-22
    price $74,995 383-char remark

    Show marketing remark (395 chars)

    Welcome to 521 Monroe St in Macon—a rare opportunity to own a 3 bed, 2 bath home with approximately 1,800 sq ft situated on an expansive ~41.6-acre lot. This property offers the perfect blend of space, privacy, and potential, whether you’re looking for a primary residence, investment, or future development opportunity. No HOA, giving you the freedom to use the land as you see fit.

19. 2026-04-22
    price $74,995 395-char remark

    Show marketing remark (395 chars)

    Welcome to 521 Monroe St in Macon—a rare opportunity to own a 3 bed, 2 bath home with approximately 1,800 sq ft situated on an expansive ~41.6-acre lot. This property offers the perfect blend of space, privacy, and potential, whether you’re looking for a primary residence, investment, or future development opportunity. No HOA, giving you the freedom to use the land as you see fit.

20. 2026-04-09
    listed $79,995 New 383-char remark

    Show marketing remark (395 chars)

    Welcome to 521 Monroe St in Macon—a rare opportunity to own a 3 bed, 2 bath home with approximately 1,800 sq ft situated on an expansive ~41.6-acre lot. This property offers the perfect blend of space, privacy, and potential, whether you’re looking for a primary residence, investment, or future development opportunity. No HOA, giving you the freedom to use the land as you see fit.

21. 2026-04-09
    listed $79,995 Active 395-char remark

    Show marketing remark (395 chars)

    Welcome to 521 Monroe St in Macon—a rare opportunity to own a 3 bed, 2 bath home with approximately 1,800 sq ft situated on an expansive ~41.6-acre lot. This property offers the perfect blend of space, privacy, and potential, whether you’re looking for a primary residence, investment, or future development opportunity. No HOA, giving you the freedom to use the land as you see fit.

22. 2020-05-12
    soldstatus $50,000
23. 2020-05-08
    soldstatus $50,000
24. 2020-05-08
    soldstatus $50,000
25. 2020-03-20
    listed $45,000
26. 2020-03-20
    listed $45,000
27. 2013-07-08
    soldstatus $22,000
28. 2013-06-27
    soldstatus $18,000
29. 2013-06-04
    listed $34,900

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $852 · $71/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,580
• − Mortgage interest: −$4,201
• − Property taxes: −$852
• − Insurance: −$375
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$2,182
• Taxable income: $6,318
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $5,636/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): 7,891
• Household income: $29,420
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 1124.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 31% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -142.32%
• Current HPI: 100.04
• Rent YoY: ▲ 3.11%
• 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

+114.9% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $74,995 GAMLS
• 2026-04-22 Price Changed $74,995 FMLS
• 2026-04-09 Listed $79,995 FMLS
• 2026-04-09 Listed $79,995 GAMLS
• 2020-05-12 Sold (Public Records) $50,000 Public Records
• 2020-05-08 Sold (MLS) $50,000 GAMLS
• 2020-05-08 Sold (MLS) $50,000 MGMLS
• 2020-03-20 Listed $45,000 GAMLS
• 2020-03-20 Listed $45,000 MGMLS
• 2013-07-08 Sold (Public Records) $22,000 Public Records
• 2013-06-27 Sold (MLS) $18,000 GAMLS
• 2013-06-04 Listed $34,900 GAMLS

Property tax history

+16.1%/yr

Latest (2025): $852 · -0.5% YoY. Source: county tax records.