2058 Melton Ave · Macon-Bibb County, GA 31217

$74,990

3 bd · 1.5 ba · 1,396 sqft · SingleFamily public records · 2 Days on market

Built 1950 0.44 ac lot Est $95k · 21% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Great brick ranch with 4 bedrooms and 2 full baths on large corner lot. This house has it all, separate dining room, sunroom, hardwood floors, central heat and air, and in move in condition! Large eat in kitchen with white cabinets. A bedroom has been added that is large and has huge closet. This low maintenance home won't last long.

Key facts

• Large eat in kitchen
• Large corner lot
• Separate dining room

Tags

• LARGE CORNER LOT
• SEPARATE DINING ROOM
• SUNROOM
• HARDWOOD FLOORS
• CENTRAL HEAT AND AIR
• LARGE EAT IN KITCHEN

Property features AI

Finance

• HOA & community: Association fees billed annually

Exterior

• Utilities: Public water; Public sewer; Electricity available; Other utilities available
• Home design: One-level home; Resale property
• Construction: Brick construction; Composition roof and other roof materials; Slab foundation
• Exterior features: Screened porch

Interior

• Kitchen: Country-style kitchen with cabinets; Other kitchen features
• Bedrooms: Four main-level bedrooms; Master on main
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both on the main level); No master bathroom features specified
• Heating & cooling: Central heat; Central air conditioning
• Interior features: One fireplace; No common walls; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 11.4% 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 A — 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: Martin Luther King Jr Elementary School (math 9% / reading 7%, grade F, #1,124 of 1,228 statewide, top 92%, 631 students, 100% FRL); Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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 (+10.8%/yr); 122 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 32% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $3k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1950 — 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 $74,990

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.07%
• DSCR: 1.80
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $94,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1865 Strozier St	0.03mi	3/1.5	1,292 (-7%)	15mo	$82,400	$64	74
2361 Ollie Dr	0.37mi	4/2.0 (+1)	1,513 (+8%)	3mo	$50,000	$33	59
875 Perry Dr	0.62mi	3/2.0	1,444 (+3%)	9mo	$33,000	$23	55
2485 Bristol Dr	0.59mi	4/1.0 (+1)	1,430 (+2%)	11mo	$107,000	$75	52
2354 Danbury Dr	0.44mi	3/1.5	1,266 (-9%)	16mo	$66,000	$52	51
765 Magnolia Dr	0.71mi	2/1.0 (-1)	1,316 (-6%)	4mo	$42,500	$32	47
2379 Willis Ct	0.66mi	3/1.5	1,262 (-10%)	11mo	$135,000	$107	44
2410 Tredway Dr	0.74mi	4/1.5 (+1)	1,450 (+4%)	13mo	$135,000	$93	43
924 Ashlin Ave	0.75mi	4/2.0 (+1)	1,357 (-3%)	15mo	$177,000	$130	41
1980 Bayswater Rd	0.69mi	3/1.0	1,200 (-14%)	3mo	$123,600	$103	40
882 Sunnydale Dr	0.59mi	3/2.0	1,242 (-11%)	19mo	$75,000	$60	36
836 Sunnydale Dr	0.60mi	3/2.0	1,204 (-14%)	16mo	$82,000	$68	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.95×
• Total profit: $40,935
• Equity at exit: $39,397

10-year hold

• IRR: 33.1%
• Equity multiple: 6.87×
• Total profit: $123,221
• Equity at exit: $65,560

Cash invested: $20,997 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$393
• Tax from tax record: −$207 /mo · $2,485/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $316

Break-even live

Break-even rent $799

Max offer price $74,990

Occupancy floor 69%

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: $18,748
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	0.39mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	20d	1	0.40mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	20d	1	0.48mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	43d	1	0.61mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	0.66mi
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	13d	1	0.74mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	43d	1	0.74mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	43d	1	0.74mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	43d	1	0.74mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.77mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	0.84mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	0.88mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	20d	1	0.92mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	13d	1	0.92mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	20d	1	0.97mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	43d	1	0.99mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	1.19mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	1.36mi
240 Neptune Ct Macon, GA	2.0	1.5	1025	$875	$0.85	20d	1	1.39mi
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	13d	1	1.39mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	13d	1	1.45mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	43d	1	1.45mi
2871 New Clinton Rd Macon, GA	3.0	1.0	1100	$1,100	$1.00	43d	1	1.46mi

Listing history 5 events

1. 2026-06-19
   status $74,990 Pending 2 DOM
2. 2026-06-18
   status $74,990 Active Under Contract 2 DOM
3. 2026-06-18
   days on market $74,990 Active 2 DOM
4. 2026-06-16
   remarks 338-char remark
5. 2026-06-16
   listed $74,990 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: $2,485 · $207/mo
• Projected year-2 tax: $2,485 · $207/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,396
• − Mortgage interest: −$4,201
• − Property taxes: −$2,485
• − Insurance: −$375
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,182
• Taxable income: $2,850
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $3,110/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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 event — show timeline

• 2026-06-16 Listed $74,990 FMLS

Property tax history

+23.1%/yr

Latest (2025): $2,485 · +1.9% YoY. Source: county tax records.