340 Poppy Ave · Macon-Bibb County, GA 31204

$39,500

2 bd · 2.0 ba · 1,008 sqft · MultiFamily public records · 144 Days on market

Built 1900 4,791 sqft lot $39/sqft · 38% below area Est $64k · 38% under ↓ 9% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

New on market. To all investors; Duplex with a total of two-bedrooms and two-baths. The location of this property is in close vicinity to schools, I-75, eateries and community center.

Key facts

• Duplex
• 4,791 sq ft lot
• Built 1900

Tags

• DUPLEX
• CLOSE VICINITY TO SCHOOLS
• CLOSE VICINITY TO I-75
• CLOSE VICINITY TO EATERIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.3% 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 D — 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 (+4.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $1,764/mo this rent would consume 55% 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 $273 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.47% ✓
• Cap rate: 41.27%
• Cash-on-cash: 124.90%
• DSCR: 6.56
• GRM: 1.9

CMA / ARV

• ARV (median comp): $63,649
• List price: $39,500
• Delta: -37.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.31×
• Total profit: $69,830
• Equity at exit: $5,890

10-year hold

• IRR: —
• Equity multiple: 16.15×
• Total profit: $167,560
• Equity at exit: $3,415

Cash invested: $11,060 (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: 255
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$207
• Tax from tax record: −$19 /mo · $225/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $1,151

Break-even live

Break-even rent $307

Max offer price $39,500

Occupancy floor 30%

Sensitivity live

Price	-10% $1,174	-5% $1,162	+0% $1,151	+5% $1,140	+10% $1,129
Rent	-10% $1,012	-5% $1,082	+0% $1,151	+5% $1,221	+10% $1,291
Rate	-1.0pp $1,171	-0.5pp $1,161	base $1,151	+0.5pp $1,141	+1.0pp $1,131

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,764
Total (2 units)			$1,764

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	0.07mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	22d	1	0.25mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.35mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	22d	1	0.54mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	22d	1	0.75mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	0.78mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	22d	1	0.85mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.86mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	0.88mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	0.99mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	0.99mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	22d	1	1.00mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	1.03mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	22d	1	1.08mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	22d	1	1.20mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.20mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	1.21mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	1.22mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	1.24mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	44d	1	1.27mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.27mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	14d	1	1.30mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	1.30mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	22d	1	1.31mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	22d	1	1.31mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	22d	1	1.31mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	1.31mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	44d	1	1.32mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	14d	1	1.32mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	14d	1	1.33mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	1.34mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	44d	1	1.36mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	1.39mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	22d	1	1.39mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	22d	1	1.39mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	1.40mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	1.40mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	44d	1	1.41mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	1.42mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.42mi

Listing history 33 events

1. 2026-06-19
   days on market $39,500 Active 144 DOM
2. 2026-06-18
   days on market $39,500 Active 143 DOM
3. 2026-06-17
   days on market $39,500 Active 142 DOM
4. 2026-06-16
   days on market $39,500 Active 141 DOM
5. 2026-06-15
   days on market $39,500 Active 140 DOM
6. 2026-06-14
   days on market $39,500 Active 138 DOM
7. 2026-06-13
   days on market $39,500 Active 137 DOM
8. 2026-06-10
   days on market $39,500 Active 135 DOM
9. 2026-06-09
   days on market $39,500 Active 134 DOM
10. 2026-06-09
    days on market $39,500 Active 133 DOM
11. 2026-06-07
    days on market $39,500 Active 132 DOM
12. 2026-06-03
    days on market $39,500 Active 128 DOM
13. 2026-06-02
    days on market $39,500 Active 127 DOM
14. 2026-06-01
    days on market $39,500 Active 126 DOM
15. 2026-05-31
    days on market $39,500 Active 125 DOM
16. 2026-05-30
    days on market $39,500 Active 124 DOM
17. 2026-05-07
    price $39,500 183-char remark

    Show marketing remark (185 chars)

    New on market. To all investors; Duplex with a total of two-bedrooms and two-baths. The location of this property is in close vicinity to schools, I-75, eateries and community center.

18. 2026-05-07
    price $39,500 185-char remark

    Show marketing remark (185 chars)

    New on market. To all investors; Duplex with a total of two-bedrooms and two-baths. The location of this property is in close vicinity to schools, I-75, eateries and community center.

19. 2026-01-26
    listed $45,000 Active 183-char remark

    Show marketing remark (183 chars)

    New on market. To all investors; Duplex with a total of two-bedrooms and two-baths. The location of this property is in close vicinity to schools, I-75, eateries and community center.

20. 2026-01-23
    listed $45,000 New 185-char remark

    Show marketing remark (185 chars)

    New on market. To all investors; Duplex with a total of two-bedrooms and two-baths. The location of this property is in close vicinity to schools, I-75, eateries and community center.

21. 2024-04-09
    soldstatus $38,000
22. 2024-04-08
    soldstatus $38,000 Sold
23. 2024-04-08
    soldstatus $38,000 Closed
24. 2024-03-25
    historical Active Under Contract
25. 2024-03-25
    status Under Contract
26. 2024-03-15
    price $39,850
27. 2024-03-15
    price $39,850
28. 2024-01-30
    status Active
29. 2024-01-30
    status Back On Market
30. 2024-01-22
    status Under Contract
31. 2024-01-22
    historical Active Under Contract
32. 2023-12-21
    listed $43,500 Active
33. 2023-12-21
    listed $43,500 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: $225 · $19/mo
• Projected year-2 tax: $363 · $30/mo
• Expected delta: +$138/yr (+$12/mo · 61.2%)

ⓘ 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 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: $21,168
• − Mortgage interest: −$2,213
• − Property taxes: −$225
• − Insurance: −$198
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$1,149
• Taxable income: $13,997
• Est. tax owed @ 24.0%: −$3,359
• After-tax cash flow: $10,455/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

-9.2% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $39,500 MGMLS
• 2026-05-07 Price Changed $39,500 GAMLS
• 2026-01-26 Listed $45,000 MGMLS
• 2026-01-23 Listed $45,000 GAMLS
• 2024-04-09 Sold (Public Records) $38,000 Public Records
• 2024-04-08 Sold (MLS) $38,000 MGMLS
• 2024-04-08 Sold (MLS) $38,000 GAMLS
• 2024-03-25 Contingent — MGMLS
• 2024-03-25 Pending — GAMLS
• 2024-03-15 Price Changed $39,850 GAMLS
• 2024-03-15 Price Changed $39,850 MGMLS
• 2024-01-30 Relisted — MGMLS
• 2024-01-30 Relisted — GAMLS
• 2024-01-22 Pending — GAMLS
• 2024-01-22 Contingent — MGMLS
• 2023-12-21 Listed $43,500 MGMLS
• 2023-12-21 Listed $43,500 GAMLS

Property tax history

+4.8%/yr

Latest (2025): $225 · +9.0% YoY. Source: county tax records.