1636 Hamilton Dr · Macon-Bibb County, GA 31211

$120,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 88 Days on market

Built 1977 0.30 ac lot $96/sqft · 16% below area Est $142k · 16% under

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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 +18.4/30.0
• ARV discount +14.6/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great property for investor/first time/downsizer. All brick 3 Bedroom/2 bath with . 3 acre lot. Wrap around drive with rear entrance 2 Car connected carport that enters to the dining area. Large laundry off of kitchen, low Maintenance flooring living areas and bedrooms. Back deck and basketball goal in the back yard. All appliances stay.

Key facts

• Rear entrance
• Large laundry
• Basketball goal

Tags

• WRAP AROUND DRIVE
• REAR ENTRANCE
• CONNECTED CARPORT
• LARGE LAUNDRY
• BACK DECK
• BASKETBALL GOAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (7.8% below list).
• Recommended offer: $111k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 156 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $120k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $110,644 (7.8% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $142,410
• List price: $120,000
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1279 Briarcliff Rd	0.41mi	2/2.0 (-1)	1,251 (+0%)	9mo	$135,800	$109	68
1854 Crestview Dr	0.43mi	3/2.0	1,233 (-1%)	12mo	$130,000	$105	67
1697 Upper River Rd	0.22mi	3/2.0	1,188 (-5%)	23mo	$25,000	$21	63
1372 Walls Rd	0.48mi	4/2.0 (+1)	1,300 (+4%)	18mo	$150,000	$115	50
1049 Boulevard	0.75mi	2/2.0 (-1)	1,170 (-6%)	1mo	$135,000	$115	48
1627 Upper Riv	0.40mi	2/1.0 (-1)	1,358 (+9%)	23mo	$56,321	$41	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-12,293
• Equity at exit: $17,892

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,564
• Equity at exit: $10,375

Cash invested: $33,600 (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 31211

• Active inventory: 156
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $113

Break-even live

Break-even rent $964

Max offer price $120,000

Occupancy floor 85%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	13d	1	0.53mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	13d	1	0.53mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	21d	1	0.68mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	0.71mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	13d	1	0.73mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	0.76mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	43d	1	0.98mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	1.22mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	1.22mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	1.23mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	1.26mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	1.37mi

Listing history 22 events

1. 2026-06-19
   days on market $120,000 Active 88 DOM
2. 2026-06-18
   days on market $120,000 Active 87 DOM
3. 2026-06-17
   days on market $120,000 Active 86 DOM
4. 2026-06-16
   days on market $120,000 Active 85 DOM
5. 2026-06-15
   days on market $120,000 Active 84 DOM
6. 2026-06-14
   days on market $120,000 Active 82 DOM
7. 2026-06-13
   days on market $120,000 Active 81 DOM
8. 2026-06-10
   days on market $120,000 Active 79 DOM
9. 2026-06-09
   days on market $120,000 Active 78 DOM
10. 2026-06-09
    days on market $120,000 Active 77 DOM
11. 2026-06-07
    days on market $120,000 Active 76 DOM
12. 2026-06-03
    days on market $120,000 Active 72 DOM
13. 2026-06-02
    days on market $120,000 Active 71 DOM
14. 2026-06-01
    days on market $120,000 Active 70 DOM
15. 2026-05-31
    days on market $120,000 Active 69 DOM
16. 2026-05-30
    days on market $120,000 Active 68 DOM
17. 2026-03-23
    listed $139,900 Active 340-char remark

    Show marketing remark (340 chars)

    Great property for investor/first time/downsizer. All brick 3 Bedroom/2 bath with . 3 acre lot. Wrap around drive with rear entrance 2 Car connected carport that enters to the dining area. Large laundry off of kitchen, low Maintenance flooring living areas and bedrooms. Back deck and basketball goal in the back yard. All appliances stay.

18. 2022-03-12
    status Under Contract
19. 2022-03-11
    historical
20. 2022-03-07
    price $97,500
21. 2022-02-17
    listed $112,500 New
22. 1997-10-01
    soldstatus $64,000

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$119/yr (+$10/mo · 12.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,277
• − Mortgage interest: −$6,722
• − Property taxes: −$985
• − Insurance: −$600
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,491
• Taxable loss: −$645
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,507/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): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 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: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

+118.6% since first listed

6 events — show timeline

• 2026-03-23 Listed $139,900 MGMLS
• 2022-03-12 Pending — GAMLS
• 2022-03-11 Listing Removed — GAMLS
• 2022-03-07 Price Changed $97,500 GAMLS
• 2022-02-17 Listed $112,500 GAMLS
• 1997-10-01 Sold (Public Records) $64,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $985 · -1.3% YoY. Source: county tax records.