1061 Hillyer Ave · Macon-Bibb County, GA 31204

$79,900

4 bd · 2.0 ba · 3,321 sqft · SingleFamily public records · 87 Days on market

Built 1900 0.28 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR ALERT!!! PRICED TO SELL FAST - INCREDIBLE INVESTMENT OPPORTUNITY in Established Macon neighborhood with EXCELLENT COMPS! Originally 4BR/2BA with basement - was converted to 8BR/8BA! Former boarding house. Can be 8 INDIVIDUAL UNITS with separate bathrooms - CASH COW potential!!! SEPARATE BUILDING in back - additional income unit or storage. ACCESS FROM TWO DIFFERENT STREETS (front & back) unique feature! HUGE BACKYARD - tons of space and possibilities, large lot with excellent expansion potential, can convert to duplex. Solid brick foundation visible - good bones! INVESTOR DREAM: While it needs complete renovation, the conversion work is DONE - just needs updating and finis

Key facts

• Separate building
• Huge backyard
• Large lot

Tags

• CONVERTED TO 8BR/8BA
• 8 INDIVIDUAL UNITS
• SEPARATE BUILDING
• HUGE BACKYARD
• LARGE LOT
• SOLID BRICK FOUNDATION

Property features AI

Finance

• Other: Property condition: fixer; Lot size approximately 0.28 acres
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking with side/rear entrance
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Attached property; Two levels; Built in 1900; Entry level and facing direction not specified
• Construction: Composition roof; Slab foundation; Construction materials: other
• Exterior features: Private lot; Porch

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms
• Flooring: Flooring: other
• Bathrooms: 2 full bathrooms (1 on main level)
• Heating & cooling: Heating present (type: other); Cooling present (type: other)
• Interior features: Accessibility features present; Other interior features; One shared/common wall; Unfinished basement; 1 fireplace
• Laundry & utility: Laundry features listed (details not specified)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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: Miller Magnet Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 585 students, 100% FRL); Central High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 844 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 (+4.6%/yr); 257 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• At $2,013/mo this rent would consume 62% of the median local household income ($39k/yr) (locally 2674% 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 $552 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 + 4.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 78% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1900 — 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: 2.52% ✓
• Cap rate: 21.93%
• Cash-on-cash: 55.84%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $288,927
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Stonewall Pl	0.72mi	4/2.0	3,748 (+13%)	9mo	$325,000	$87	38
155 Oak Haven Ave	0.69mi	5/3.0 (+1)	3,691 (+11%)	8mo	$725,000	$196	34
2639 Vineville Ave	0.67mi	4/2.5	3,804 (+14%)	18mo	$294,000	$77	27
2639 Vineville Ave	0.67mi	4/2.5	3,804 (+14%)	18mo	$294,000	$77	27

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 56.0%
• Equity multiple: 3.53×
• Total profit: $56,703
• Equity at exit: $11,913

10-year hold

• IRR: 61.6%
• Equity multiple: 7.66×
• Total profit: $148,922
• Equity at exit: $6,908

Cash invested: $22,372 (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 31204

• Rents YoY: 4.6%
• Active inventory: 257
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,013 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,041

Break-even live

Break-even rent $695

Max offer price $79,900

Occupancy floor 43%

Sensitivity live

Price	-10% $1,086	-5% $1,064	+0% $1,041	+5% $1,019	+10% $996
Rent	-10% $882	-5% $962	+0% $1,041	+5% $1,121	+10% $1,200
Rate	-1.0pp $1,081	-0.5pp $1,061	base $1,041	+0.5pp $1,020	+1.0pp $999

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2733 Hillcrest Ave Macon, GA	4.0	3.0	3094	$2,300	$0.74	15d	1	0.16mi
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	15d	1	0.95mi

Listing history 23 events

1. 2026-06-21
   days on market $79,900 Active 87 DOM
2. 2026-06-19
   days on market $79,900 Active 85 DOM
3. 2026-06-18
   days on market $79,900 Active 84 DOM
4. 2026-06-17
   days on market $79,900 Active 83 DOM
5. 2026-06-16
   days on market $79,900 Active 82 DOM
6. 2026-06-15
   days on market $79,900 Active 81 DOM
7. 2026-06-14
   days on market $79,900 Active 79 DOM
8. 2026-06-13
   days on market $79,900 Active 78 DOM
9. 2026-06-10
   days on market $79,900 Active 76 DOM
10. 2026-06-09
    days on market $79,900 Active 75 DOM
11. 2026-06-09
    days on market $79,900 Active 74 DOM
12. 2026-06-07
    days on market $79,900 Active 73 DOM
13. 2026-06-03
    days on market $79,900 Active 69 DOM
14. 2026-06-02
    days on market $79,900 Active 68 DOM
15. 2026-06-01
    days on market $79,900 Active 67 DOM
16. 2026-05-31
    days on market $79,900 Active 66 DOM
17. 2026-05-30
    days on market $79,900 Active 65 DOM
18. 2026-05-21
    price $79,900
19. 2026-05-20
    price $65,000
20. 2026-05-19
    status Back On Market
21. 2026-04-14
    status Under Contract
22. 2026-02-22
    price $55,000
23. 2026-02-18
    listed $45,000 New

ⓘ 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: $1,158 · $96/mo
• Projected year-2 tax: $1,158 · $96/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,150
• − Mortgage interest: −$4,476
• − Property taxes: −$1,158
• − Insurance: −$400
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$2,324
• Taxable income: $11,929
• Est. tax owed @ 24.0%: −$2,863
• After-tax cash flow: $9,631/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

+77.6% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $79,900 GAMLS
• 2026-05-20 Price Changed $65,000 GAMLS
• 2026-05-19 Relisted — GAMLS
• 2026-04-14 Pending — GAMLS
• 2026-02-22 Price Changed $55,000 GAMLS
• 2026-02-18 Listed $45,000 GAMLS

Property tax history

+26.0%/yr

Latest (2025): $1,158 · -1.3% YoY. Source: county tax records.