678 Dixie Ave · Macon-Bibb County, GA 31206

$48,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 112 Days on market

Built 1910 6,969 sqft lot $42/sqft · 38% above area Est $35k · 38% over

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

Ranch style home with spacious rooms, 2 bedrooms, 1 bath, living room/dining room combination. Some new windows, new flooring, tile in bath & kitchen. Nice front porch & level back yard. Convenient to interstate, shopping, Mercer University, etc..

Key facts

• Tile in bath
• Tile in kitchen
• New flooring

Tags

• NEW WINDOWS
• NEW FLOORING
• TILE IN BATH
• TILE IN KITCHEN
• FRONT PORCH
• LEVEL BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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 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.
• Zoned schools: Ingram/Pye Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 453 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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 (+5.0%/yr); 209 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 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 + 5.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $15k; list at $48k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $43,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 2.40% ✓
• Cap rate: 21.59%
• Cash-on-cash: 54.64%
• DSCR: 3.43
• GRM: 3.5

CMA / ARV

• ARV (median comp): $34,820
• List price: $48,000
• Delta: 37.85%
• 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	0.08mi	3/2.0	1,276 (+11%)	6mo	$48,000	$38	69
575 Cleveland St	0.21mi	3/1.0	988 (-14%)	1mo	$62,000	$63	66
746 Saint James Ave	0.30mi	2/1.0 (-1)	1,220 (+6%)	14mo	$35,000	$29	60
536 Heard Ave	0.63mi	3/1.0	1,136 (-1%)	14mo	$60,216	$53	56
758 Ponce De Leon Ave	0.35mi	3/2.0	1,256 (+9%)	15mo	$100,000	$80	52
3229 Harrel St	0.49mi	3/2.5	1,064 (-8%)	8mo	$6,200	$6	52
470 Holloway St	0.33mi	3/1.0	980 (-15%)	11mo	$13,500	$14	51
2152 Houston Ave	0.49mi	3/2.0	1,064 (-8%)	17mo	$39,900	$38	46
3423 Flamingo Dr	0.70mi	3/1.0	1,048 (-9%)	14mo	$68,361	$65	41
2128 Jeff Davis St	0.63mi	3/2.0	1,280 (+11%)	10mo	$90,000	$70	40
759 Harrold St	0.65mi	2/1.0 (-1)	1,054 (-8%)	17mo	$40,000	$38	37
905 Ponce De Leon Cir S	0.58mi	3/2.0	1,035 (-10%)	19mo	$28,000	$27	36

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: 55.1%
• Equity multiple: 3.50×
• Total profit: $33,594
• Equity at exit: $7,157

10-year hold

• IRR: 60.9%
• Equity multiple: 7.67×
• Total profit: $89,684
• Equity at exit: $4,150

Cash invested: $13,440 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$252
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $612

Break-even live

Break-even rent $376

Max offer price $48,000

Occupancy floor 42%

Sensitivity live

Price	-10% $639	-5% $626	+0% $612	+5% $598	+10% $585
Rent	-10% $521	-5% $567	+0% $612	+5% $657	+10% $703
Rate	-1.0pp $636	-0.5pp $624	base $612	+0.5pp $600	+1.0pp $587

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	15d	1	0.20mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	45d	1	0.22mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	45d	1	0.22mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	45d	1	0.28mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	23d	1	0.49mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	45d	1	0.53mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	45d	1	0.62mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	45d	1	0.67mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	15d	1	0.68mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	45d	1	0.70mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	15d	1	0.73mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	45d	1	0.87mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	45d	1	0.88mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	45d	1	0.91mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	15d	1	0.92mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	23d	1	0.95mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	23d	1	0.95mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	45d	1	0.99mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	45d	1	0.99mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	45d	1	1.07mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	23d	1	1.07mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	45d	1	1.10mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	45d	1	1.12mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	45d	1	1.13mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	23d	1	1.20mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	45d	1	1.21mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	23d	1	1.21mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	45d	1	1.24mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	45d	1	1.36mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	23d	1	1.37mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	45d	1	1.39mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	15d	1	1.42mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	15d	1	1.42mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	45d	1	1.43mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	15d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   days on market $48,000 Active 112 DOM
2. 2026-06-19
   days on market $48,000 Active 110 DOM
3. 2026-06-18
   days on market $48,000 Active 109 DOM
4. 2026-06-17
   days on market $48,000 Active 108 DOM
5. 2026-06-16
   days on market $48,000 Active 107 DOM
6. 2026-06-15
   days on market $48,000 Active 106 DOM
7. 2026-06-14
   days on market $48,000 Active 104 DOM
8. 2026-06-13
   days on market $48,000 Active 103 DOM
9. 2026-06-10
   days on market $48,000 Active 101 DOM
10. 2026-06-09
    days on market $48,000 Active 100 DOM
11. 2026-06-09
    days on market $48,000 Active 99 DOM
12. 2026-06-07
    days on market $48,000 Active 98 DOM
13. 2026-06-03
    days on market $48,000 Active 94 DOM
14. 2026-06-02
    days on market $48,000 Active 93 DOM
15. 2026-06-01
    days on market $48,000 Active 92 DOM
16. 2026-05-31
    days on market $48,000 Active 91 DOM
17. 2026-05-30
    days on market $48,000 Active 90 DOM
18. 2026-03-01
    listed $48,000 New 258-char remark

    Show marketing remark (258 chars)

    Ranch style home with spacious rooms, 2 bedrooms, 1 bath, living room/dining room combination. Some new windows, new flooring, tile in bath & kitchen. Nice front porch & level back yard. Convenient to interstate, shopping, Mercer University, etc..

19. 2026-02-28
    historical
20. 2025-07-01
    listed $48,000 New
21. 2025-06-30
    historical
22. 2024-12-16
    price $54,900
23. 2024-07-12
    price $59,000
24. 2024-02-02
    listed $64,000 New
25. 2023-12-31
    historical
26. 2023-07-23
    listed $79,999 New
27. 2020-12-04
    soldstatus $15,000
28. 2020-11-24
    soldstatus $15,000
29. 2020-04-27
    listed $20,000
30. 2020-04-24
    listed $20,000

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $442 · $37/mo
• Expected delta: +$137/yr (+$11/mo · 44.9%)

ⓘ 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: $13,809
• − Mortgage interest: −$2,689
• − Property taxes: −$305
• − Insurance: −$240
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,396
• Taxable income: $6,970
• Est. tax owed @ 24.0%: −$1,673
• After-tax cash flow: $5,671/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

+140.0% since first listed

13 events — show timeline

• 2026-03-01 Listed $48,000 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2025-07-01 Listed $48,000 GAMLS
• 2025-06-30 Listing Removed — GAMLS
• 2024-12-16 Price Changed $54,900 GAMLS
• 2024-07-12 Price Changed $59,000 GAMLS
• 2024-02-02 Listed $64,000 GAMLS
• 2023-12-31 Listing Removed — GAMLS
• 2023-07-23 Listed $79,999 GAMLS
• 2020-12-04 Sold (MLS) $15,000 MGMLS
• 2020-11-24 Sold (MLS) $15,000 CGMLS
• 2020-04-27 Listed $20,000 MGMLS
• 2020-04-24 Listed $20,000 CGMLS

Property tax history

+30.0%/yr

Latest (2025): $305 · -1.3% YoY. Source: county tax records.