1052 Hightower Rd · Macon-Bibb County, GA 31206

$75,000

2 bd · 1.5 ba · 1,416 sqft · SingleFamily public records · 52 Days on market

Built 1954 9,147 sqft lot $53/sqft · 18% above area Est $63k · 18% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +3.8/5.0
• 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

Looking for more room at a great price point? This 1954 classic brick ranch at 1052 Hightower Rd offers a rare 3-bedroom, 2-bathroom layout that sets it apart from typical neighborhood finds. Features include a sturdy brick exterior, an attached garage for storage or parking, and a generous 0.21-acre yard. Conveniently located near Southwest High School and with easy access to all of Macon-Bibb County, this property is perfect for a growing family or a savvy investor. Property sold as-is. High-demand area—act fast!

Key facts

• Brick exterior
• Attached garage
• 0.21-acre yard

Tags

• BRICK EXTERIOR
• ATTACHED GARAGE
• 0.21-ACRE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Rents rising fast (+5.0%/yr); 207 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 41% 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 $519 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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: 1.38% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.24%
• DSCR: 1.95
• GRM: 6.0

CMA / ARV

• ARV (median comp): $63,354
• List price: $75,000
• Delta: 18.38%
• 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
932 Quinlan Dr	0.42mi	3/2.0 (+1)	1,411 (-0%)	4mo	$50,500	$36	69
3082 Somerset Dr	0.26mi	3/2.0 (+1)	1,323 (-7%)	13mo	$89,000	$67	59
2641 Florence Ave S	0.54mi	2/1.0	1,504 (+6%)	5mo	$14,000	$9	59
730 Newberg Ave	0.65mi	3/1.0 (+1)	1,367 (-4%)	6mo	$15,000	$11	52
725 Saint James Ave	0.57mi	3/2.0 (+1)	1,333 (-6%)	6mo	$19,000	$14	52
1504 Berkshire Dr	0.68mi	3/2.0 (+1)	1,455 (+3%)	6mo	$117,000	$80	51
1464 Williamson Rd	0.63mi	3/1.0 (+1)	1,300 (-8%)	4mo	$64,000	$49	47
966 W Grenada Ter	0.74mi	3/2.0 (+1)	1,468 (+4%)	12mo	$101,500	$69	42
624 Piedmont Ave	0.67mi	3/2.0 (+1)	1,276 (-10%)	6mo	$48,000	$38	40
1575 Winston Dr	0.59mi	2/2.0	1,215 (-14%)	11mo	$125,000	$103	38
746 Saint James Ave	0.56mi	2/1.0	1,220 (-14%)	13mo	$35,000	$29	38
1421 Canterbury Rd	0.52mi	3/1.0 (+1)	1,603 (+13%)	15mo	$80,000	$50	35

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: 11.1%
• Equity multiple: 1.45×
• Total profit: $9,471
• Equity at exit: $11,183

10-year hold

• IRR: 21.7%
• Equity multiple: 3.03×
• Total profit: $42,602
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,039 high
• Mortgage (P&I): −$393
• Tax from tax record: −$24 /mo · $291/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $305

Break-even live

Break-even rent $652

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $348	-5% $327	+0% $305	+5% $284	+10% $263
Rent	-10% $223	-5% $264	+0% $305	+5% $346	+10% $387
Rate	-1.0pp $343	-0.5pp $324	base $305	+0.5pp $286	+1.0pp $266

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.39mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.47mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	0.47mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	44d	1	0.47mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.51mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	0.58mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.58mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.60mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	0.66mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.69mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	0.79mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	0.80mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	44d	1	0.81mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	14d	1	0.84mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.91mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	0.91mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	0.94mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.96mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	14d	1	0.96mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	1.06mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	1.09mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	1.09mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	1.10mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	44d	1	1.16mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	1.22mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	1.24mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	1.24mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	1.27mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	14d	1	1.29mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	21d	1	1.29mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	21d	1	1.29mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	44d	1	1.36mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	21d	1	1.41mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	44d	1	1.41mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	1.42mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.42mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	14d	1	1.47mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	1.49mi

Listing history 22 events

1. 2026-06-19
   days on market $75,000 Active 52 DOM
2. 2026-06-18
   days on market $75,000 Active 51 DOM
3. 2026-06-17
   days on market $75,000 Active 50 DOM
4. 2026-06-16
   days on market $75,000 Active 49 DOM
5. 2026-06-15
   days on market $75,000 Active 48 DOM
6. 2026-06-14
   days on market $75,000 Active 46 DOM
7. 2026-06-13
   days on market $75,000 Active 45 DOM
8. 2026-06-10
   days on market $75,000 Active 43 DOM
9. 2026-06-09
   days on market $75,000 Active 42 DOM
10. 2026-06-09
    days on market $75,000 Active 41 DOM
11. 2026-06-07
    days on market $75,000 Active 40 DOM
12. 2026-06-03
    days on market $75,000 Active 36 DOM
13. 2026-06-02
    days on market $75,000 Active 35 DOM
14. 2026-06-01
    days on market $75,000 Active 34 DOM
15. 2026-05-18
    historical
16. 2026-05-16
    status Active
17. 2026-05-15
    historical
18. 2026-05-15
    historical
19. 2026-04-15
    listed $75,000 Active
20. 2026-04-15
    listed $75,000 New
21. 2006-06-06
    soldstatus $77,000
22. 2006-04-23
    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: $291 · $24/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$399/yr (+$33/mo · 137.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $12,464
• − Mortgage interest: −$4,201
• − Property taxes: −$291
• − Insurance: −$1,172
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,182
• Taxable income: $2,624
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $3,034/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

+837.5% since first listed

8 events — show timeline

• 2026-05-18 Listing Removed — FMLS
• 2026-05-16 Relisted — FMLS
• 2026-05-15 Listing Removed — GAMLS
• 2026-05-15 Listing Removed — FMLS
• 2026-04-15 Listed $75,000 GAMLS
• 2026-04-15 Listed $75,000 FMLS
• 2006-06-06 Sold (Public Records) $77,000 Public Records
• 2006-04-23 Sold (Public Records) $8,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $291 · +2.6% YoY. Source: county tax records.