2872 Antioch Rd · Macon-Bibb County, GA 31206

$85,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 76 Days on market

Built 1956 4,791 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

* Back on market at no fault of the seller, Buyer defaulted * INVESTMENT PORTFOLIO ADD! This property is producing income right now. The tenant is currently paying $1050 a month with a lease set to expire in January of 2027. This property will be an excellent addition to a portfolio.

Key facts

• 4,791 sq ft lot
• Built 1956
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 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 fast (+5.0%/yr); 209 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,138/mo this rent would consume 45% of the median local household income ($30k/yr) (locally 1335% 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 $588 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 + 5.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 13y 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 $68k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1956 — 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: 1.34% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.29%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $27,623
• List price: $85,000
• Delta: 207.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 Piedmont Ave	0.36mi	3/2.0	1,276 (+4%)	6mo	$48,000	$38	72
554 Nelson St	0.16mi	3/1.0	1,344 (+9%)	4mo	$15,000	$11	70
725 Saint James Ave	0.37mi	3/2.0	1,333 (+8%)	6mo	$19,000	$14	64
746 Saint James Ave	0.41mi	2/1.0 (-1)	1,220 (-1%)	13mo	$35,000	$29	59
525 Ormond Ter	0.66mi	3/2.0	1,179 (-4%)	9mo	$95,000	$81	55
569 Villa Esta Cir	0.74mi	3/1.0	1,219 (-1%)	9mo	$85,000	$70	53
569 Villa Esta Cir	0.74mi	3/1.0	1,219 (-1%)	9mo	$85,000	$70	52
536 Heard Ave	0.45mi	3/1.0	1,136 (-8%)	14mo	$60,216	$53	50
3229 Harrel St	0.43mi	3/2.5	1,064 (-14%)	8mo	$6,200	$6	48
730 Newberg Ave	0.64mi	3/1.0	1,367 (+11%)	6mo	$15,000	$11	43
932 Quinlan Dr	0.72mi	3/2.0	1,411 (+14%)	4mo	$50,500	$36	39
3423 Flamingo Dr	0.59mi	3/1.0	1,048 (-15%)	14mo	$68,361	$65	32

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: 12.1%
• Equity multiple: 1.49×
• Total profit: $11,683
• Equity at exit: $12,674

10-year hold

• IRR: 22.5%
• Equity multiple: 3.10×
• Total profit: $50,005
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$446
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $363

Break-even live

Break-even rent $679

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $411	-5% $387	+0% $363	+5% $339	+10% $315
Rent	-10% $273	-5% $318	+0% $363	+5% $408	+10% $453
Rate	-1.0pp $405	-0.5pp $384	base $363	+0.5pp $341	+1.0pp $318

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	14d	1	0.13mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	0.17mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	0.23mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	44d	1	0.29mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.62mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	0.69mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.74mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.79mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	0.82mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.84mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	44d	1	0.85mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	14d	1	0.86mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	0.93mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	1.00mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	22d	1	1.05mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	22d	1	1.05mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	1.10mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	1.11mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	1.13mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	22d	1	1.18mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.18mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	1.21mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.22mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	22d	1	1.22mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	1.32mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	1.34mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.34mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	1.47mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	1.48mi

Listing history 50 events

1. 2026-05-31
   days on market $85,000 Active 76 DOM
2. 2026-05-30
   days on market $85,000 Active 75 DOM
3. 2026-04-08
   status Active 286-char remark

   Show marketing remark (282 chars)

   *Back on market at no fault of the seller, buyer defaulted* INVESTMENT PORTFOLIO ADD! This property is producing income right now. The tenant is currently paying $1050 a month with a lease set to expire in January of 2027. This property will be an excellent addition to a portfolio.

4. 2026-04-08
   status Back On Market 282-char remark

   Show marketing remark (282 chars)

   *Back on market at no fault of the seller, buyer defaulted* INVESTMENT PORTFOLIO ADD! This property is producing income right now. The tenant is currently paying $1050 a month with a lease set to expire in January of 2027. This property will be an excellent addition to a portfolio.

5. 2026-03-13
   historical Active Under Contract 286-char remark

   Show marketing remark (282 chars)

   *Back on market at no fault of the seller, buyer defaulted* INVESTMENT PORTFOLIO ADD! This property is producing income right now. The tenant is currently paying $1050 a month with a lease set to expire in January of 2027. This property will be an excellent addition to a portfolio.

6. 2026-03-13
   status Under Contract 282-char remark

   Show marketing remark (282 chars)

   *Back on market at no fault of the seller, buyer defaulted* INVESTMENT PORTFOLIO ADD! This property is producing income right now. The tenant is currently paying $1050 a month with a lease set to expire in January of 2027. This property will be an excellent addition to a portfolio.

7. 2026-02-18
   listed $85,000 New 282-char remark

   Show marketing remark (286 chars)

   * Back on market at no fault of the seller, Buyer defaulted * INVESTMENT PORTFOLIO ADD! This property is producing income right now. The tenant is currently paying $1050 a month with a lease set to expire in January of 2027. This property will be an excellent addition to a portfolio.

8. 2026-02-18
   listed $85,000 Active 286-char remark

   Show marketing remark (286 chars)

   * Back on market at no fault of the seller, Buyer defaulted * INVESTMENT PORTFOLIO ADD! This property is producing income right now. The tenant is currently paying $1050 a month with a lease set to expire in January of 2027. This property will be an excellent addition to a portfolio.

9. 2026-01-31
   historical $1,050
10. 2026-01-15
    listed $1,050
11. 2026-01-15
    historical $1,050
12. 2026-01-14
    listed $1,050
13. 2025-09-30
    historical
14. 2025-09-12
    historical $1,050
15. 2025-08-26
    price $1,050
16. 2025-08-25
    price $91,000
17. 2025-08-25
    price $91,000
18. 2025-08-25
    price $91,000
19. 2025-08-14
    listed $1,200
20. 2025-06-24
    price $97,000
21. 2025-06-23
    price $97,000
22. 2025-06-23
    price $97,000
23. 2025-05-21
    historical
24. 2025-05-16
    price $101,000
25. 2025-05-16
    price $101,000
26. 2025-04-21
    listed $101,000 New
27. 2025-04-18
    listed $108,000 New
28. 2024-05-12
    historical $1,200
29. 2024-05-04
    price $1,200
30. 2024-04-23
    listed $1,250
31. 2024-04-23
    historical $1,250
32. 2024-04-16
    listed $1,250
33. 2022-08-01
    soldstatus $68,000
34. 2022-08-01
    soldstatus $68,000
35. 2022-08-01
    soldstatus $68,000 Sold
36. 2022-08-01
    soldstatus $68,000
37. 2022-07-13
    status Under Contract
38. 2022-06-30
    status Back On Market
39. 2022-06-09
    status Under Contract
40. 2022-04-01
    price $75,000
41. 2022-03-29
    listed $75,000
42. 2022-03-29
    listed $75,000
43. 2022-03-28
    listed $78,000 New
44. 2021-03-26
    soldstatus $38,000 Sold
45. 2021-03-26
    soldstatus $38,000
46. 2021-01-22
    historical
47. 2020-12-09
    listed $40,500
48. 2020-07-19
    listed $44,500
49. 2015-11-20
    soldstatus $8,000
50. 2015-11-17
    soldstatus $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: $665 · $55/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$117/yr (+$10/mo · 17.6%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $13,659
• − Mortgage interest: −$4,761
• − Property taxes: −$665
• − Insurance: −$425
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,473
• Taxable income: $3,150
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,596/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

+325.0% since first listed

55 events — show timeline

• 2026-04-08 Relisted — MGMLS
• 2026-04-08 Relisted — GAMLS
• 2026-03-13 Contingent — MGMLS
• 2026-03-13 Pending — GAMLS
• 2026-02-18 Listed $85,000 MGMLS
• 2026-02-18 Listed $85,000 GAMLS
• 2026-01-31 Rental Removed $1,050 GAMLS
• 2026-01-15 Listed for Rent $1,050 GAMLS
• 2026-01-15 Rental Removed $1,050 MGMLS
• 2026-01-14 Listed for Rent $1,050 MGMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-12 Rental Removed $1,050 MGMLS
• 2025-08-26 Price Changed $1,050 MGMLS
• 2025-08-25 Price Changed $91,000 MGMLS
• 2025-08-25 Price Changed $91,000 MGMLS
• 2025-08-25 Price Changed $91,000 GAMLS
• 2025-08-14 Listed for Rent $1,200 MGMLS
• 2025-06-24 Price Changed $97,000 GAMLS
• 2025-06-23 Price Changed $97,000 MGMLS
• 2025-06-23 Price Changed $97,000 MGMLS
• 2025-05-21 Listing Removed — GAMLS
• 2025-05-16 Price Changed $101,000 GAMLS
• 2025-05-16 Price Changed $101,000 MGMLS
• 2025-04-21 Listed $101,000 GAMLS
• 2025-04-18 Listed $108,000 GAMLS
• 2024-05-12 Rental Removed $1,200 RENTALBEAST
• 2024-05-04 Price Changed $1,200 RENTALBEAST
• 2024-04-23 Listed for Rent $1,250 RENTALBEAST
• 2024-04-23 Rental Removed $1,250 RENTEC
• 2024-04-16 Listed for Rent $1,250 RENTEC
• 2022-08-01 Sold (Public Records) $68,000 Public Records
• 2022-08-01 Sold (MLS) $68,000 GAMLS
• 2022-08-01 Sold (MLS) $68,000 MGMLS
• 2022-08-01 Sold (MLS) $68,000 CGMLS
• 2022-07-13 Pending — GAMLS
• 2022-06-30 Relisted — GAMLS
• 2022-06-09 Pending — GAMLS
• 2022-04-01 Price Changed $75,000 GAMLS
• 2022-03-29 Listed $75,000 MGMLS
• 2022-03-29 Listed $75,000 CGMLS
• 2022-03-28 Listed $78,000 GAMLS
• 2021-03-26 Sold (MLS) $38,000 CGMLS
• 2021-03-26 Sold (MLS) $38,000 GAMLS
• 2021-01-22 Listing Removed — GAMLS
• 2020-12-09 Listed $40,500 CGMLS
• 2020-07-19 Listed $44,500 GAMLS
• 2015-11-20 Sold (Public Records) $8,000 Public Records
• 2015-11-17 Sold (MLS) $8,000 GAMLS
• 2015-05-12 Listed $11,000 GAMLS
• 2014-09-15 Sold (Public Records) $12,000 Public Records
• 2014-07-01 Listing Removed — GAMLS
• 2014-01-16 Listed $17,000 GAMLS
• 2013-12-01 Listing Removed — GAMLS
• 2013-08-22 Listed $32,000 GAMLS
• 2013-06-19 Sold (MLS) $20,000 GAMLS

Property tax history

+11.2%/yr

Latest (2025): $665 · -1.3% YoY. Source: county tax records.