321 Madison St · Macon-Bibb County, GA 31210

$137,000

2 bd · 2.0 ba · 1,002 sqft · SingleFamily public records · 20 Days on market

Built 2021 5,227 sqft lot ↓ 1% 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 2-bath home featuring stylish LVP flooring throughout and a functional open layout. The kitchen is equipped with stainless steel appliances, and the washer and dryer will remain with the property for added convenience. Enjoy outdoor living on the spacious deck overlooking a fenced backyard, perfect for entertaining, pets, or relaxing evenings. Conveniently located just a short distance from Mercer University and Atrium Health Navicent, offering easy access to dining, shopping, medical facilities, and campus activities.

Key facts

• Open layout
• Spacious deck
• Lvp flooring

Tags

• LVP FLOORING
• OPEN LAYOUT
• STAINLESS STEEL APPLIANCES
• SPACIOUS DECK
• FENCED BACKYARD
• OUTDOOR LIVING

Property features AI

Finance

• Other: Lot approximately 0.12 acres; Located in Collinsville subdivision; Address: 321 Madison Street, Macon, GA 31210
• HOA & community: No HOA

Exterior

• Parking: Open parking with a parking pad
• Security: Security system
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Single-family house; One story; Resale property
• Construction: Built in 2021; Composition roof; Block foundation; Other construction materials
• Exterior features: Deck; Fenced yard

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Dining room and living room combo; No basement
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $59 ($705/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (12.5% below list).
• Recommended offer: $120k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.5% in Macon-Bibb County — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Williams Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 349 students, 100% FRL); 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 (+1.7%/yr); 238 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $947 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $23k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,829 (12.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.87% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $62,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1554 Walnut St	0.26mi	2/1.0	1,008 (+1%)	1mo	$35,000	$35	82
191 Madison St	0.14mi	2/1.0	1,024 (+2%)	10mo	$30,000	$29	78
349 Madison St	0.04mi	2/1.0	896 (-11%)	2mo	$26,000	$29	74
273 Madison St	0.06mi	3/2.0 (+1)	1,056 (+5%)	20mo	$125,000	$118	66
1438 2nd Ave	0.13mi	2/1.0	894 (-11%)	13mo	$15,000	$17	61
827 Tattnall St	0.53mi	2/2.0	918 (-8%)	2mo	$145,000	$158	60
295 Moughon St	0.50mi	3/1.0 (+1)	1,015 (+1%)	20mo	$62,700	$62	49
293 Moughon St	0.50mi	3/1.0 (+1)	1,015 (+1%)	20mo	$62,700	$62	49
195 Forest Ave	0.63mi	2/2.0	872 (-13%)	7mo	$17,000	$19	43
1930 Mallory Dr	0.72mi	3/1.0 (+1)	1,029 (+3%)	15mo	$72,900	$71	41
1959 3rd Ave	0.51mi	2/1.0	902 (-10%)	21mo	$27,500	$30	38
1930 Northbrook Ave	0.73mi	3/1.0 (+1)	1,071 (+7%)	9mo	$130,000	$121	38

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.48×
• Total profit: $-20,012
• Equity at exit: $20,427

10-year hold

• IRR: -8.3%
• Equity multiple: 0.51×
• Total profit: $-18,821
• Equity at exit: $11,845

Cash invested: $38,360 (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 31210

• Rents YoY: 1.7%
• Active inventory: 238
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$718
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $59

Break-even live

Break-even rent $1,124

Max offer price $137,000

Occupancy floor 90%

Sensitivity live

Price	-10% $136	-5% $98	+0% $59	+5% $20	+10% $-19
Rent	-10% $-36	-5% $11	+0% $59	+5% $106	+10% $153
Rate	-1.0pp $128	-0.5pp $94	base $59	+0.5pp $23	+1.0pp $-13

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	15d	1	0.09mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	15d	4	0.11mi
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	23d	1	0.18mi
1094 Georgia Ave Unit C Macon, GA	1.0	1.0	1125	$1,350	$1.20	15d	1	0.25mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	23d	1	0.28mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	15d	1	0.32mi
991 Magnolia St Unit 3 Macon, GA	1.0	1.0	800	$750	$0.94	45d	1	0.35mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	15d	1	0.39mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	45d	1	0.39mi
941 Hill Park Unit 2 Macon, GA	2.0	1.0	800	$850	$1.06	23d	1	0.42mi
955 Walnut St Unit B Macon, GA	2.0	1.0	840	$1,075	$1.28	45d	1	0.46mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	45d	1	0.47mi
455 Pursley St Macon, GA	1.0	1.0	850	$625	$0.74	23d	9	0.47mi
455 Pursley St Apt B15 Macon, GA	1.0	1.0	850	$650	$0.76	15d	1	0.47mi
895 Mulberry St Unit A Macon, GA	1.0	1.0	807	$1,075	$1.33	45d	1	0.48mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	15d	1	0.49mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$825	$0.79	23d	5	0.50mi
1975 Vineville Ave Apt F3 Macon, GA	1.0	1.0	950	$700	$0.74	15d	1	0.50mi
888 Walnut Street Ln Macon, GA	1.0	1.0	765	$925	$1.21	45d	1	0.50mi
841 Forsyth St Macon, GA	1.0	1.0	780	$1,400	$1.79	45d	1	0.57mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	15d	1	0.58mi
1121 Columbus St Unit A Macon, GA	1.0	1.0	900	$1,250	$1.39	15d	1	0.64mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	15d	1	0.70mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	45d	1	0.70mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	45d	1	0.70mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	23d	1	0.71mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	15d	1	0.74mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	45d	1	0.74mi
610 Mulberry St Unit 7 Macon, GA	1.0	1.0	871	$1,475	$1.69	45d	1	0.77mi
610 Mulberry St Unit 6 Macon, GA	1.0	1.0	778	$1,600	$2.06	45d	1	0.77mi
610 Mulberry St Unit 5 Macon, GA	1.0	1.0	776	$1,375	$1.77	45d	1	0.77mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	15d	1	0.80mi
530 2nd St Unit B Macon, GA	1.0	1.0	760	$1,275	$1.68	15d	1	0.80mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	15d	1	0.84mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	45d	1	0.86mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	45d	1	0.88mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	45d	1	0.89mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	45d	1	0.89mi
526 3rd St Unit 3 Macon, GA	1.0	1.0	1000	$1,295	$1.29	45d	1	0.90mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	15d	8	0.92mi

Listing history 15 events

1. 2026-06-21
   days on market $137,000 Active 20 DOM
2. 2026-06-19
   days on market $137,000 Active 18 DOM
3. 2026-06-18
   days on market $137,000 Active 17 DOM
4. 2026-06-17
   days on market $137,000 Active 16 DOM
5. 2026-06-16
   days on market $137,000 Active 15 DOM
6. 2026-06-15
   days on market $137,000 Active 14 DOM
7. 2026-06-14
   statusdays on market $137,000 Active 12 DOM
8. 2026-06-13
   pricestatusdays on market $137,000 Price Change 11 DOM
9. 2026-06-10
   days on market $159,000 New 9 DOM
10. 2026-06-09
    days on market $159,000 New 8 DOM
11. 2026-06-08
    days on market $159,000 New 7 DOM
12. 2026-06-07
    days on market $159,000 New 6 DOM
13. 2026-06-03
    days on market $159,000 New 2 DOM
14. 2026-06-02
    remarks 544-char remark
15. 2026-06-02
    listed $159,000 New 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: $1,348 · $112/mo
• Projected year-2 tax: $1,348 · $112/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 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $14,379
• − Mortgage interest: −$7,674
• − Property taxes: −$1,348
• − Insurance: −$685
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,985
• Taxable loss: −$1,614
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $1,092/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): 33,288
• Household income: $78,447
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 32% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -144.60%
• Current HPI: 172.1313
• Rent YoY: ▲ 1.71%
• 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

-1.3% since first listed

9 events — show timeline

• 2026-06-01 Listed $159,900 MGMLS
• 2026-06-01 Listed $159,000 GAMLS
• 2022-10-21 Sold (MLS) $135,000 GAMLS
• 2022-08-24 Pending — GAMLS
• 2022-08-15 Relisted — GAMLS
• 2022-08-15 Pending — GAMLS
• 2022-07-08 Relisted — GAMLS
• 2022-07-07 Listing Removed — GAMLS
• 2022-01-07 Listed $162,000 GAMLS

Property tax history

+35.4%/yr

Latest (2025): $1,348 · +3.9% YoY. Source: county tax records.