768 Maynard St · Macon-Bibb County, GA 31217

$95,000

3 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 205 Days on market

Built 1940 3,484 sqft lot $54/sqft · 98% above area

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

Charming Maynard Street home with a classic front elevation and a 3-bedroom, 2-bath layout that offers extra flexibility for roommates or a home office. Inside, you'll appreciate the traditional floor plan, multiple living spaces, and hardwood-style flooring noted in prior listings. The Fort Hill-area location provides quick access to downtown, major corridors, and neighborhood amenities. This address can be purchased on its own or combined with three other Macon properties in a 4-home portfolio offered at $450,000-reach out for the portfolio breakdown, rent roll, and terms.

Key facts

• 3,484 sq ft lot
• Garage
• Built 1940

Tags

• CLASSIC FRONT ELEVATION
• MULTIPLE LIVING SPACES
• HARDWOOD STYLE FLOORING
• FORT HILL AREA LOCATION
• QUICK ACCESS TO DOWNTOWN
• NEIGHBORHOOD AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 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.
• Market conditions: Rents rising fast (+10.8%/yr); 122 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $4k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $95k implies a 459% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.38% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (median comp): $47,624
• List price: $95,000
• Delta: 99.48%
• 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
982 Smith St	0.21mi	2/2.0 (-1)	1,728 (-1%)	16mo	$45,000	$26	70
532 Woolfolk St	0.25mi	4/2.0 (+1)	1,932 (+10%)	7mo	$52,500	$27	60
545 Cowan St	0.24mi	3/2.5	1,860 (+6%)	20mo	$149,900	$81	59
436 Woolfolk St	0.35mi	3/1.0	1,620 (-7%)	11mo	$43,000	$27	58
747 Bowman St	0.32mi	3/2.0	1,524 (-13%)	9mo	$134,000	$88	56
894 Maynard St	0.13mi	3/1.0	1,548 (-11%)	19mo	$29,000	$19	55
630 Saint John St	0.26mi	3/1.0	1,588 (-9%)	22mo	$80,000	$50	51
490 Hall St	0.33mi	4/2.0 (+1)	1,596 (-9%)	19mo	$75,000	$47	49
459 Main St	0.50mi	4/1.0 (+1)	1,867 (+7%)	9mo	$37,000	$20	49
1112 Maynard St	0.34mi	3/2.0	1,554 (-11%)	23mo	$133,000	$86	46
711 Applewood St	0.54mi	4/2.5 (+1)	1,951 (+12%)	7mo	$42,500	$22	43
1017 Clay Ave	0.66mi	4/2.0 (+1)	1,620 (-7%)	22mo	$150,000	$93	34

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: 31.3%
• Equity multiple: 2.96×
• Total profit: $52,039
• Equity at exit: $49,910

10-year hold

• IRR: 33.0%
• Equity multiple: 6.73×
• Total profit: $152,526
• Equity at exit: $83,054

Cash invested: $26,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$498
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $423

Break-even live

Break-even rent $774

Max offer price $95,000

Occupancy floor 63%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	43d	1	0.32mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.41mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	0.42mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.43mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	0.50mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.52mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	0.69mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	0.76mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	21d	1	0.76mi
870 Laurel Ave Macon, GA	3.0	2.0	2205	$1,300	$0.59	43d	1	0.89mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	0.93mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	13d	1	1.05mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	43d	1	1.08mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	1.08mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	13d	1	1.26mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	13d	1	1.26mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	21d	1	1.38mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	1.44mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	43d	1	1.44mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.46mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	1.49mi

Listing history 26 events

1. 2026-06-19
   days on market $95,000 Active 205 DOM
2. 2026-06-18
   days on market $95,000 Active 204 DOM
3. 2026-06-17
   days on market $95,000 Active 203 DOM
4. 2026-06-16
   days on market $95,000 Active 202 DOM
5. 2026-06-15
   days on market $95,000 Active 201 DOM
6. 2026-06-14
   days on market $95,000 Active 199 DOM
7. 2026-06-13
   days on market $95,000 Active 198 DOM
8. 2026-06-10
   days on market $95,000 Active 196 DOM
9. 2026-06-09
   days on market $95,000 Active 195 DOM
10. 2026-06-09
    days on market $95,000 Active 194 DOM
11. 2026-06-07
    days on market $95,000 Active 193 DOM
12. 2026-06-03
    days on market $95,000 Active 189 DOM
13. 2026-06-02
    days on market $95,000 Active 188 DOM
14. 2026-06-01
    days on market $95,000 Active 187 DOM
15. 2026-05-31
    days on market $95,000 Active 186 DOM
16. 2026-05-30
    days on market $95,000 Active 185 DOM
17. 2026-03-27
    price $95,000 581-char remark

    Show marketing remark (593 chars)

    Charming Maynard Street home with a classic front elevation and a 3-bedroom, 2-bath layout that offers extra flexibility for roommates or a home office. Inside, you’ll appreciate the traditional floor plan, multiple living spaces, and hardwood-style flooring noted in prior listings. The Fort Hill-area location provides quick access to downtown, major corridors, and neighborhood amenities. This address can be purchased on its own or combined with three other Macon properties in a 4-home portfolio offered at $450,000—reach out for the portfolio breakdown, rent roll, and terms.

18. 2026-03-27
    price $95,000 593-char remark

    Show marketing remark (593 chars)

    Charming Maynard Street home with a classic front elevation and a 3-bedroom, 2-bath layout that offers extra flexibility for roommates or a home office. Inside, you’ll appreciate the traditional floor plan, multiple living spaces, and hardwood-style flooring noted in prior listings. The Fort Hill-area location provides quick access to downtown, major corridors, and neighborhood amenities. This address can be purchased on its own or combined with three other Macon properties in a 4-home portfolio offered at $450,000—reach out for the portfolio breakdown, rent roll, and terms.

19. 2026-01-08
    price $100,000 581-char remark

    Show marketing remark (593 chars)

    Charming Maynard Street home with a classic front elevation and a 3-bedroom, 2-bath layout that offers extra flexibility for roommates or a home office. Inside, you’ll appreciate the traditional floor plan, multiple living spaces, and hardwood-style flooring noted in prior listings. The Fort Hill-area location provides quick access to downtown, major corridors, and neighborhood amenities. This address can be purchased on its own or combined with three other Macon properties in a 4-home portfolio offered at $450,000—reach out for the portfolio breakdown, rent roll, and terms.

20. 2026-01-08
    price $100,000 593-char remark

    Show marketing remark (593 chars)

    Charming Maynard Street home with a classic front elevation and a 3-bedroom, 2-bath layout that offers extra flexibility for roommates or a home office. Inside, you’ll appreciate the traditional floor plan, multiple living spaces, and hardwood-style flooring noted in prior listings. The Fort Hill-area location provides quick access to downtown, major corridors, and neighborhood amenities. This address can be purchased on its own or combined with three other Macon properties in a 4-home portfolio offered at $450,000—reach out for the portfolio breakdown, rent roll, and terms.

21. 2025-11-26
    listed $110,000 New 581-char remark

    Show marketing remark (593 chars)

    Charming Maynard Street home with a classic front elevation and a 3-bedroom, 2-bath layout that offers extra flexibility for roommates or a home office. Inside, you’ll appreciate the traditional floor plan, multiple living spaces, and hardwood-style flooring noted in prior listings. The Fort Hill-area location provides quick access to downtown, major corridors, and neighborhood amenities. This address can be purchased on its own or combined with three other Macon properties in a 4-home portfolio offered at $450,000—reach out for the portfolio breakdown, rent roll, and terms.

22. 2025-11-26
    listed $110,000 Active 593-char remark

    Show marketing remark (593 chars)

    Charming Maynard Street home with a classic front elevation and a 3-bedroom, 2-bath layout that offers extra flexibility for roommates or a home office. Inside, you’ll appreciate the traditional floor plan, multiple living spaces, and hardwood-style flooring noted in prior listings. The Fort Hill-area location provides quick access to downtown, major corridors, and neighborhood amenities. This address can be purchased on its own or combined with three other Macon properties in a 4-home portfolio offered at $450,000—reach out for the portfolio breakdown, rent roll, and terms.

23. 2023-10-15
    historical $1,250
24. 2023-09-28
    listed $1,250
25. 2023-04-05
    soldstatus $17,000
26. 2023-04-05
    soldstatus $26,500

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $883 · $74/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 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: $15,707
• − Mortgage interest: −$5,321
• − Property taxes: −$883
• − Insurance: −$475
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$2,764
• Taxable income: $3,751
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $4,172/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

+458.8% since first listed

10 events — show timeline

• 2026-03-27 Price Changed $95,000 GAMLS
• 2026-03-27 Price Changed $95,000 FMLS
• 2026-01-08 Price Changed $100,000 GAMLS
• 2026-01-08 Price Changed $100,000 FMLS
• 2025-11-26 Listed $110,000 FMLS
• 2025-11-26 Listed $110,000 GAMLS
• 2023-10-15 Rental Removed $1,250 APPFOLIO
• 2023-09-28 Listed for Rent $1,250 APPFOLIO
• 2023-04-05 Sold (Public Records) $26,500 Public Records
• 2023-04-05 Sold (Public Records) $17,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $883 · +11.0% YoY. Source: county tax records.