670 Poppy Ave · Macon-Bibb County, GA 31204

$30,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 59 Days on market

Built 1990 8,712 sqft lot Est $57k · 47% under ↓ 17% since listing

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Why this score? — see what drove the B 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
• 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

Listing remarks

1

Key facts

• Mature shade trees
• Galley style kitchen
• Corner lot

Tags

• CORNER LOT
• MATURE SHADE TREES
• OPEN LIVING AND DINING AREAS
• GALLEY STYLE KITCHEN
• MUD ROOM
• LAUNDRY HOOKUPS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; High-speed internet available; Sewer connected
• Home design: Single-family residence (house); Resale property; Built in 1990
• Construction: Wood siding construction; Composition roof; Built in 1990
• Exterior features: Corner lot

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level layout; Mud room laundry area; No basement; Other room types
• Laundry & utility: Laundry located in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.8% 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 B — 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: Hartley Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 438 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 (+4.6%/yr); 258 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% 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 36% of the median local income ($39k/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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.84% ✓
• Cap rate: 33.81%
• Cash-on-cash: 98.27%
• DSCR: 5.37
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $57,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
670 Poppy Ave	0.00mi	3/2.0	1,056 (0%)	1mo	$30,000	$28	99
2017 Lowe St	0.06mi	3/1.0	1,025 (-3%)	10mo	$47,000	$46	80
549 Straight St	0.30mi	2/2.0 (-1)	1,066 (+1%)	9mo	$50,000	$47	72
853 Grayson Ave	0.34mi	3/1.0	984 (-7%)	4mo	$38,000	$39	65
1355 Harris St	0.38mi	3/1.0	1,102 (+4%)	9mo	$102,000	$93	64
344 Blossom Ave	0.33mi	3/1.0	936 (-11%)	4mo	$135,000	$144	59
1191 Carroll St	0.44mi	3/1.0	1,131 (+7%)	6mo	$70,000	$62	58
3083 Montpelier Pl	0.72mi	3/1.0	1,080 (+2%)	1mo	$45,500	$42	58
703 Edwards Ave	0.34mi	3/1.0	932 (-12%)	9mo	$105,000	$113	53
2586 Dubose St	0.56mi	3/1.0	1,129 (+7%)	10mo	$29,000	$26	50
1426 Bailey Ave	0.69mi	3/1.0	988 (-6%)	11mo	$85,000	$86	44
1156 Anthony Rd	0.43mi	4/2.0 (+1)	1,200 (+14%)	13mo	$65,000	$54	42

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 91.4%
• Equity multiple: 5.37×
• Total profit: $36,686
• Equity at exit: $4,473

10-year hold

• IRR: 94.7%
• Equity multiple: 11.86×
• Total profit: $91,239
• Equity at exit: $2,594

Cash invested: $8,400 (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 31204

• Rents YoY: 4.6%
• Active inventory: 258
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$157
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $621

Break-even live

Break-even rent $367

Max offer price $30,000

Occupancy floor 41%

Sensitivity live

Price	-10% $638	-5% $630	+0% $621	+5% $613	+10% $604
Rent	-10% $530	-5% $576	+0% $621	+5% $667	+10% $713
Rate	-1.0pp $637	-0.5pp $629	base $621	+0.5pp $614	+1.0pp $606

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	45d	1	0.29mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	22d	1	0.42mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	45d	1	0.44mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	22d	1	0.58mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	45d	1	0.59mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	22d	1	0.73mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	22d	1	0.76mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	22d	1	0.81mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	0.88mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	45d	1	0.89mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	45d	1	1.05mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	45d	1	1.07mi
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	22d	1	1.07mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	1.08mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	22d	1	1.10mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	45d	1	1.14mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	45d	1	1.18mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	1.20mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	14d	1	1.21mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	45d	1	1.21mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	45d	1	1.21mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	22d	1	1.22mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	45d	1	1.24mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	45d	1	1.34mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	45d	1	1.35mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	1.37mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	14d	1	1.43mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	45d	1	1.44mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	22d	1	1.44mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	22d	1	1.44mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	22d	1	1.44mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	45d	1	1.47mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	45d	1	1.47mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	45d	1	1.48mi

Listing history 6 events

1. 2026-04-14
   status Under Contract
2. 2026-02-20
   price $30,000
3. 2026-02-13
   historical
4. 2025-12-24
   listed $35,000 New
5. 2025-12-24
   listed $35,000 New
6. 1999-02-05
   soldstatus $36,000

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $642 · $54/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,842
• − Mortgage interest: −$1,680
• − Property taxes: −$642
• − Insurance: −$948
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$873
• Taxable income: $7,484
• Est. tax owed @ 24.0%: −$1,796
• After-tax cash flow: $5,661/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

-16.7% since first listed

6 events — show timeline

• 2026-04-14 Pending — GAMLS
• 2026-02-20 Price Changed $30,000 GAMLS
• 2026-02-13 Listing Removed — GAMLS
• 2025-12-24 Listed $35,000 GAMLS
• 2025-12-24 Listed $35,000 GAMLS
• 1999-02-05 Sold (Public Records) $36,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $642 · +0.2% YoY. Source: county tax records.