2904 Dalton St · Macon-Bibb County, GA 31206

$136,000

2 bd · 2.0 ba · 1,317 sqft · SingleFamily public records · 29 Days on market

Built 1952 $103/sqft · 54% above area Est $98k · 39% over

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Why this score? — see what drove the F 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 +16.6/30.0
• DSCR +5.1/10.0
• Rent growth +3.8/5.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Offering seller concessions of $2,000 towards closing costs. Fully renovated in 2023, this 1,400+ sq ft, 3-bedroom, 2-full bathroom home blends modern updates with classic charm, making it ideal as a residence or an investment opportunity. Inside, hardwood floors flow through the living room and bedrooms, while the kitchen and bathrooms feature fresh tile and contemporary finishes. A large enclosed porch offers flexible space for a lounge, office, or playroom, and a utility room adds extra storage and convenience. The private master suite feels like a retreat with its own exterior entrance, spacious closet, and stylish en suite bathroom. This setup offers comfort for homeowners while also c

Key facts

• Fully renovated
• Private master suite
• Utility room

Tags

• FULLY RENOVATED
• HARDWOOD FLOORS
• LARGE ENCLOSED PORCH
• UTILITY ROOM
• PRIVATE MASTER SUITE
• SPACIOUS CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $82 ($978/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 $112k (17.9% below list).
• Recommended offer: $112k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.4% in Macon-Bibb County — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — 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 fast (+5.0%/yr); 207 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).
• This rent runs 45% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 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 29 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y ago 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 $21k; list at $136k implies a 551% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $111,667 (17.9% below list)

Questions for the listing agent

1. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $97,868
• List price: $136,000
• Delta: 38.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2765 Alden St	0.12mi	3/2.0 (+1)	1,392 (+6%)	6mo	$38,000	$27	75
2715 Barrett Ave	0.30mi	3/2.0 (+1)	1,322 (+0%)	8mo	$6,200	$5	74
2818 Virginia Dr	0.19mi	3/2.0 (+1)	1,442 (+10%)	14mo	$147,000	$102	59
2545 Greenwood Ter	0.48mi	3/2.0 (+1)	1,212 (-8%)	3mo	$125,000	$103	57
2489 Locksley Dr	0.64mi	3/2.0 (+1)	1,381 (+5%)	4mo	$169,900	$123	54
2940 Springmeadow Dr	0.21mi	3/2.0 (+1)	1,504 (+14%)	10mo	$150,000	$100	53
3936 Nisbet Rd	0.49mi	3/1.5 (+1)	1,357 (+3%)	15mo	$75,000	$55	52
2877 Bob O Link Dr	0.31mi	3/2.0 (+1)	1,487 (+13%)	17mo	$86,000	$58	45
5780 Edwina Dr	0.63mi	3/1.0 (+1)	1,200 (-9%)	6mo	$125,000	$104	41

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-14,587
• Equity at exit: $20,278

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $3,659
• Equity at exit: $11,759

Cash invested: $38,080 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$713
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $82

Break-even live

Break-even rent $1,013

Max offer price $136,000

Occupancy floor 88%

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	21d	1	0.33mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	44d	1	0.45mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	44d	1	0.46mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	44d	1	0.47mi
2916 Walmar Dr Macon, GA	3.0	2.0	1300	$1,275	$0.98	44d	1	0.58mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	44d	1	0.63mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	44d	1	0.71mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	44d	1	0.83mi
4995 Bloomfield Rd Macon, GA	2.0	1.5	900	$997	$1.11	21d	1	0.86mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	13d	1	0.86mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	44d	1	0.97mi
4406 Chambers Rd Apt E16 Macon, GA	2.0	1.0	925	$899	$0.97	21d	1	0.99mi
4406 Chambers Rd Unit B-06 Macon, GA	2.0	1.0	925	$899	$0.97	44d	1	0.99mi
1000 Crystal Lake Cir Macon, GA	3.0	2.0	1312	$1,063	$0.81	44d	1	1.10mi
4685 Pinedale Dr Macon, GA	3.0	1.5	1404	$1,450	$1.03	13d	1	1.19mi
4455 Fairfax Dr Macon, GA	3.0	2.0	1352	$1,225	$0.91	44d	1	1.22mi

Listing history 41 events

1. 2026-05-30
   days on market $136,000 Active 29 DOM
2. 2026-05-01
   listed $136,000 Active 1234-char remark
3. 2025-11-03
   historical
4. 2025-11-03
   historical
5. 2025-11-02
   listed $138,000 Active
6. 2025-11-02
   listed $138,000 New
7. 2024-08-29
   historical
8. 2024-08-29
   historical
9. 2024-07-30
   price $120,000
10. 2024-07-30
    price $120,000
11. 2024-06-23
    price $128,000
12. 2024-06-23
    price $128,000
13. 2024-06-15
    status Back On Market
14. 2024-06-09
    historical Active Under Contract
15. 2024-06-01
    price $130,000
16. 2024-06-01
    price $130,000
17. 2024-02-24
    listed $135,000 Active
18. 2023-06-03
    status Back On Market
19. 2023-06-03
    historical
20. 2023-01-07
    status Pending Offer Approval
21. 2023-01-06
    status Back On Market
22. 2022-12-19
    status Pending Offer Approval
23. 2022-11-19
    price $113,000
24. 2022-11-03
    price $119,800
25. 2022-11-01
    status Back On Market
26. 2022-10-16
    historical Active Under Contract
27. 2022-10-06
    price $123,000
28. 2022-09-16
    status Back On Market
29. 2022-09-07
    status Under Contract
30. 2022-09-01
    status Back On Market
31. 2022-08-30
    status Under Contract
32. 2022-08-25
    price $125,000
33. 2022-08-24
    status Back On Market
34. 2022-08-18
    status Under Contract
35. 2022-07-30
    price $128,000
36. 2022-07-18
    listed $135,000 New
37. 2022-02-23
    listed $135,000 New
38. 2021-04-12
    soldstatus $20,900
39. 2021-02-12
    listed $34,900
40. 2007-01-11
    soldstatus $70,000
41. 2006-04-04
    soldstatus $58,686

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$882/yr (+$73/mo · 238.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $13,400
• − Mortgage interest: −$7,618
• − Property taxes: −$369
• − Insurance: −$680
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$3,956
• Taxable loss: −$1,368
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $1,307/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

+135.1% since first listed

39 events — show timeline

• 2025-11-03 Listing Removed — FMLS
• 2025-11-03 Listing Removed — GAMLS
• 2025-11-02 Listed $138,000 GAMLS
• 2025-11-02 Listed $138,000 FMLS
• 2024-08-29 Listing Removed — GAMLS
• 2024-08-29 Listing Removed — FMLS
• 2024-07-30 Price Changed $120,000 GAMLS
• 2024-07-30 Price Changed $120,000 FMLS
• 2024-06-23 Price Changed $128,000 GAMLS
• 2024-06-23 Price Changed $128,000 FMLS
• 2024-06-15 Relisted — GAMLS
• 2024-06-09 Contingent — GAMLS
• 2024-06-01 Price Changed $130,000 GAMLS
• 2024-06-01 Price Changed $130,000 FMLS
• 2024-02-24 Listed $135,000 FMLS
• 2023-06-03 Relisted — GAMLS
• 2023-06-03 Listing Removed — GAMLS
• 2023-01-07 Pending — GAMLS
• 2023-01-06 Relisted — GAMLS
• 2022-12-19 Pending — GAMLS
• 2022-11-19 Price Changed $113,000 GAMLS
• 2022-11-03 Price Changed $119,800 GAMLS
• 2022-11-01 Relisted — GAMLS
• 2022-10-16 Contingent — GAMLS
• 2022-10-06 Price Changed $123,000 GAMLS
• 2022-09-16 Relisted — GAMLS
• 2022-09-07 Pending — GAMLS
• 2022-09-01 Relisted — GAMLS
• 2022-08-30 Pending — GAMLS
• 2022-08-25 Price Changed $125,000 GAMLS
• 2022-08-24 Relisted — GAMLS
• 2022-08-18 Pending — GAMLS
• 2022-07-30 Price Changed $128,000 GAMLS
• 2022-07-18 Listed $135,000 GAMLS
• 2022-02-23 Listed $135,000 GAMLS
• 2021-04-12 Sold (MLS) $20,900 MGMLS
• 2021-02-12 Listed $34,900 MGMLS
• 2007-01-11 Sold (Public Records) $70,000 Public Records
• 2006-04-04 Sold (Public Records) $58,686 Public Records

Property tax history

+5.0%/yr

Latest (2025): $369 · -1.3% YoY. Source: county tax records.