791 Lynmore Ave · Macon-Bibb County, GA 31206

$80,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 11 Days on market

Built 1947 8,712 sqft lot Est $63k · 27% 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Income producing home in good condition with a solid tenant. Newer roof and windows. Contact Sean Sneed or your favorite realtor for more info!

Key facts

• Newer roof
• Newer windows
• 8,712 sq ft lot

Tags

• INCOME PRODUCING HOME
• NEWER ROOF
• NEWER WINDOWS

Property features AI

Finance

• Other: Lot approximately 0.2 acres (60 x 142)
• Financial info: Tax information not included per instructions
• HOA & community: HOA information not provided

Exterior

• Parking: Driveway
• Security: Security information not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential income property; Property listed in fixer condition; R-1 (single family) zoning
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built area above grade: 988
• Exterior features: Front porch; No additional exterior features listed

Interior

• Kitchen: Appliances not specified
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Ceiling fans; Window air conditioning units
• Interior features: Ceiling fans; Window air conditioning units; Floor furnace heating
• Laundry & utility: Laundry information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $80k).
• Cap rate 10.6% 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.
• Zoned schools: Bruce Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 434 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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); 207 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 39% 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 $553 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $11k; list at $80k implies a 621% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $80,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $63,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
562 Richmond St	0.39mi	2/1.0	972 (-2%)	6mo	$15,000	$15	74
826 W Grenada Ter	0.22mi	2/1.0	1,075 (+9%)	4mo	$35,000	$33	72
1071 Sylvian Dr	0.30mi	3/1.0 (+1)	1,001 (+1%)	9mo	$53,000	$53	71
1118 N Beddingfield Dr	0.41mi	3/1.0 (+1)	988 (0%)	10mo	$62,500	$63	68
3366 Pio Nono Cir	0.69mi	3/1.0 (+1)	962 (-3%)	8mo	$106,000	$110	52
3366 Pio Nono Cir	0.69mi	3/1.0 (+1)	962 (-3%)	8mo	$106,000	$110	52
534 Lynmore Ave	0.41mi	2/1.0	864 (-13%)	10mo	$55,000	$64	52
1151 N Beddingfield Dr	0.46mi	3/1.0 (+1)	1,080 (+9%)	9mo	$125,000	$116	50
4283 Worsham Ave	0.72mi	3/2.0 (+1)	1,000 (+1%)	8mo	$29,000	$29	49
3441 Antioch Hts	0.63mi	3/2.0 (+1)	897 (-9%)	1mo	$75,000	$84	45
3229 Harrel St	0.53mi	3/2.5 (+1)	1,064 (+8%)	8mo	$6,200	$6	45
1138 Newberg Ave	0.65mi	3/1.0 (+1)	1,106 (+12%)	6mo	$82,000	$74	40

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $7,409
• Equity at exit: $11,928

10-year hold

• IRR: 19.0%
• Equity multiple: 2.73×
• Total profit: $38,673
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $974 high
• Mortgage (P&I): −$420
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $288

Break-even live

Break-even rent $609

Max offer price $80,000

Occupancy floor 65%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	0.36mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.36mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	0.40mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	0.47mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.53mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	43d	1	0.55mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	43d	1	0.55mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.70mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.73mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	43d	1	0.83mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.83mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	0.86mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	0.93mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	0.94mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.95mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	1.00mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	1.03mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	43d	1	1.09mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.09mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	1.09mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	1.11mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	1.13mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.15mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	1.18mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	43d	1	1.18mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	1.47mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.47mi

Listing history 10 events

1. 2026-06-19
   days on market $80,000 Active 11 DOM
2. 2026-06-18
   days on market $80,000 Active 10 DOM
3. 2026-06-17
   days on market $80,000 Active 9 DOM
4. 2026-06-16
   days on market $80,000 Active 8 DOM
5. 2026-06-15
   days on market $80,000 Active 7 DOM
6. 2026-06-14
   days on market $80,000 Active 5 DOM
7. 2026-06-13
   days on market $80,000 Active 4 DOM
8. 2026-06-10
   days on market $80,000 Active 2 DOM
9. 2026-06-09
   remarks 143-char remark
10. 2026-06-09
    listed $80,000 Active 1 DOM

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$396/yr (+$33/mo · 116.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $11,691
• − Mortgage interest: −$4,481
• − Property taxes: −$340
• − Insurance: −$400
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,327
• Taxable income: $2,272
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $2,916/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

+196.3% since first listed

5 events — show timeline

• 2026-06-08 Listed $80,000 MGMLS
• 2011-07-19 Sold (Public Records) $11,100 Public Records
• 2011-03-21 Sold (Public Records) $48,459 Public Records
• 2002-04-05 Sold (Public Records) $53,000 Public Records
• 2002-03-01 Sold (Public Records) $27,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $340 · +3.4% YoY. Source: county tax records.