1066 Jessamine St · Macon-Bibb County, GA 31206

$55,000

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 228 Days on market

Built 1960 4,791 sqft lot $79/sqft · 64% above 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 +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! This partially renovated 2BDRM, 1BATH bungalow is ready for its finishing touches. Recent updates include new drywall, updated windows, new exterior siding, and a brand-new front door. Enjoy charming features like vaulted ceilings, abundant natural light, and a covered front porch perfect for relaxing. Conveniently located near downtown Macon and Mercer University, this property offers incredible potential and instant equity for investors or contractors looking for their next flip or rental opportunity in this growing community. Home is being sold as-is, seller will make no repairs.

Key facts

• New drywall
• Brand new front door
• Updated windows

Tags

• PARTIALLY RENOVATED
• NEW DRYWALL
• UPDATED WINDOWS
• NEW EXTERIOR SIDING
• BRAND NEW FRONT DOOR
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($847 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 5.5% 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.
• Zoned schools: Hartley Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 438 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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); 209 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $380 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 + 5.0% rent growth), your $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $20k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $55k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

• ARV (median comp): $33,520
• List price: $55,000
• Delta: 64.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
982 India Ave	0.43mi	2/1.5	672 (-4%)	1mo	$25,000	$37	70
1021 Jessamine St	0.09mi	3/1.0 (+1)	756 (+8%)	23mo	$47,500	$63	58
2329 Ballard Dr	0.46mi	2/2.0	672 (-4%)	17mo	$105,000	$156	54
1085 Wilson St	0.35mi	2/1.0	784 (+12%)	22mo	$25,000	$32	45

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: 9.9%
• Equity multiple: 1.40×
• Total profit: $6,149
• Equity at exit: $8,201

10-year hold

• IRR: 20.8%
• Equity multiple: 2.96×
• Total profit: $30,198
• Equity at exit: $4,755

Cash invested: $15,400 (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 31206

• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $847 high
• Mortgage (P&I): −$288
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $208

Break-even live

Break-even rent $584

Max offer price $55,000

Occupancy floor 70%

Sensitivity live

Price	-10% $239	-5% $223	+0% $208	+5% $192	+10% $177
Rent	-10% $141	-5% $174	+0% $208	+5% $241	+10% $275
Rate	-1.0pp $235	-0.5pp $222	base $208	+0.5pp $194	+1.0pp $179

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2349 Mason St Macon, GA	1.0	1.0	552	$625	$1.13	45d	1	0.48mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	45d	1	0.72mi
1890 Moore St Macon, GA	1.0	1.0	470	$799	$1.70	15d	1	0.79mi
1874 Moore St Macon, GA	1.0	1.0	470	$799	$1.70	15d	1	0.80mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	22d	1	1.07mi

Listing history 24 events

1. 2026-06-21
   days on market $55,000 Active 228 DOM
2. 2026-06-19
   days on market $55,000 Active 226 DOM
3. 2026-06-18
   days on market $55,000 Active 225 DOM
4. 2026-06-17
   days on market $55,000 Active 224 DOM
5. 2026-06-16
   days on market $55,000 Active 223 DOM
6. 2026-06-15
   days on market $55,000 Active 222 DOM
7. 2026-06-14
   days on market $55,000 Active 220 DOM
8. 2026-06-13
   days on market $55,000 Active 219 DOM
9. 2026-06-10
   days on market $55,000 Active 217 DOM
10. 2026-06-09
    days on market $55,000 Active 216 DOM
11. 2026-06-09
    days on market $55,000 Active 215 DOM
12. 2026-06-07
    days on market $55,000 Active 214 DOM
13. 2026-06-03
    days on market $55,000 Active 210 DOM
14. 2026-03-19
    price $55,000 607-char remark

    Show marketing remark (607 chars)

    Investor Special! This partially renovated 2BDRM, 1BATH bungalow is ready for its finishing touches. Recent updates include new drywall, updated windows, new exterior siding, and a brand-new front door. Enjoy charming features like vaulted ceilings, abundant natural light, and a covered front porch perfect for relaxing. Conveniently located near downtown Macon and Mercer University, this property offers incredible potential and instant equity for investors or contractors looking for their next flip or rental opportunity in this growing community. Home is being sold as-is, seller will make no repairs.

15. 2026-03-19
    price $55,000 607-char remark

    Show marketing remark (607 chars)

    Investor Special! This partially renovated 2BDRM, 1BATH bungalow is ready for its finishing touches. Recent updates include new drywall, updated windows, new exterior siding, and a brand-new front door. Enjoy charming features like vaulted ceilings, abundant natural light, and a covered front porch perfect for relaxing. Conveniently located near downtown Macon and Mercer University, this property offers incredible potential and instant equity for investors or contractors looking for their next flip or rental opportunity in this growing community. Home is being sold as-is, seller will make no repairs.

16. 2025-10-27
    listed $75,000 New 607-char remark

    Show marketing remark (607 chars)

    Investor Special! This partially renovated 2BDRM, 1BATH bungalow is ready for its finishing touches. Recent updates include new drywall, updated windows, new exterior siding, and a brand-new front door. Enjoy charming features like vaulted ceilings, abundant natural light, and a covered front porch perfect for relaxing. Conveniently located near downtown Macon and Mercer University, this property offers incredible potential and instant equity for investors or contractors looking for their next flip or rental opportunity in this growing community. Home is being sold as-is, seller will make no repairs.

17. 2025-10-27
    listed $75,000 Active 607-char remark

    Show marketing remark (607 chars)

    Investor Special! This partially renovated 2BDRM, 1BATH bungalow is ready for its finishing touches. Recent updates include new drywall, updated windows, new exterior siding, and a brand-new front door. Enjoy charming features like vaulted ceilings, abundant natural light, and a covered front porch perfect for relaxing. Conveniently located near downtown Macon and Mercer University, this property offers incredible potential and instant equity for investors or contractors looking for their next flip or rental opportunity in this growing community. Home is being sold as-is, seller will make no repairs.

18. 2023-06-08
    soldstatus $30,000 Sold
19. 2023-05-25
    status Under Contract
20. 2023-04-27
    status Back On Market
21. 2023-04-12
    status Under Contract
22. 2023-04-10
    listed $27,000 New
23. 2018-08-10
    soldstatus $3,800
24. 2018-03-06
    listed $8,000

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,000 · $83/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 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: $10,161
• − Mortgage interest: −$3,081
• − Property taxes: −$1,000
• − Insurance: −$1,072
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$1,600
• Taxable income: $1,782
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $2,066/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): 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

+587.5% since first listed

11 events — show timeline

• 2026-03-19 Price Changed $55,000 FMLS
• 2026-03-19 Price Changed $55,000 GAMLS
• 2025-10-27 Listed $75,000 FMLS
• 2025-10-27 Listed $75,000 GAMLS
• 2023-06-08 Sold (MLS) $30,000 GAMLS
• 2023-05-25 Pending — GAMLS
• 2023-04-27 Relisted — GAMLS
• 2023-04-12 Pending — GAMLS
• 2023-04-10 Listed $27,000 GAMLS
• 2018-08-10 Sold (MLS) $3,800 MGMLS
• 2018-03-06 Listed $8,000 MGMLS

Property tax history

+19.0%/yr

Latest (2025): $1,000 · -4.2% YoY. Source: county tax records.