3340 Napier Ave · Macon-Bibb County, GA 31204

$55,000

2 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 73 Days on market

Built 1929 9,147 sqft lot $41/sqft · 36% below area Est $85k · 36% under

---

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 MLS

This cozy 2-1, could be a great addition to your investment portfolio or a great starter home. The house have solid bones and endless possibilities...a hidden gem waiting to be polished. It is ideally located Just minutes away from I-75, Mercer University, restaurants and shops. The house is tenant-occupied and is only being shown to qualified buyers with an accepted contract; please do not disturb the tenants.

Key facts

• Mercer university
• 9,147 sq ft lot
• Built 1929

Tags

• MINUTES AWAY FROM I-75
• MERCER UNIVERSITY
• RESTAURANTS AND SHOPS

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$85,345) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 (+4.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 35% 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 $380 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 + 4.6% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 2.04% ✓
• Cap rate: 18.03%
• Cash-on-cash: 41.90%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (median comp): $85,345
• List price: $55,000
• Delta: -35.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1142 Lamont St	0.21mi	3/1.0 (+1)	1,436 (+7%)	4mo	$93,500	$65	70
3565 Log Cabin Dr	0.27mi	3/2.0 (+1)	1,300 (-3%)	4mo	$53,000	$41	70
3178 Napier Ave	0.32mi	3/1.5 (+1)	1,294 (-3%)	5mo	$50,000	$39	68
1025 Mimosa Dr	0.27mi	3/2.0 (+1)	1,274 (-5%)	4mo	$97,000	$76	67
1305 Edna Pl	0.53mi	3/1.0 (+1)	1,310 (-2%)	7mo	$65,000	$50	61
1296 Burton Ave	0.52mi	3/1.0 (+1)	1,376 (+3%)	10mo	$62,500	$45	58
3470 Habersham Ave	0.24mi	2/1.0	1,540 (+15%)	9mo	$27,500	$18	56
3402 Glynn Ave	0.28mi	3/2.0 (+1)	1,203 (-10%)	8mo	$80,000	$67	54
1045 Mimosa Dr	0.28mi	3/2.0 (+1)	1,520 (+13%)	5mo	$174,000	$114	52
3293 Arnwood Ave	0.55mi	3/2.0 (+1)	1,497 (+12%)	4mo	$165,000	$110	42
3533 Greenbriar Rd	0.53mi	3/1.5 (+1)	1,518 (+13%)	5mo	$159,900	$105	42
1269 James St	0.55mi	3/1.5 (+1)	1,150 (-14%)	10mo	$130,000	$113	35

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: 40.3%
• Equity multiple: 2.76×
• Total profit: $27,180
• Equity at exit: $8,201

10-year hold

• IRR: 47.3%
• Equity multiple: 5.91×
• Total profit: $75,588
• Equity at exit: $4,755

Cash invested: $15,400 (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: 255
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$288
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $538

Break-even live

Break-even rent $441

Max offer price $55,000

Occupancy floor 47%

Sensitivity live

Price	-10% $569	-5% $553	+0% $538	+5% $522	+10% $507
Rent	-10% $449	-5% $493	+0% $538	+5% $582	+10% $626
Rate	-1.0pp $565	-0.5pp $552	base $538	+0.5pp $523	+1.0pp $509

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	0.13mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.14mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.27mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.27mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.27mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	0.27mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.36mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.42mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	14d	1	0.66mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	0.74mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	0.74mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	0.74mi
3713 Greenbriar Rd E Macon, GA	3.0	2.0	1600	$1,250	$0.78	44d	1	0.77mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	21d	1	0.85mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	14d	1	0.88mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	0.93mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	21d	1	0.93mi
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	44d	1	0.96mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	14d	1	0.96mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	0.96mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	0.99mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.99mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	44d	1	1.01mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	1.01mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	21d	1	1.07mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	1.07mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	1.07mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	1.07mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	1.11mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	1.13mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	21d	1	1.14mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	1.15mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	44d	1	1.15mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	44d	1	1.17mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.18mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	1.19mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	44d	1	1.20mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	1.26mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.31mi
255 Hawthorn Trl Macon, GA	3.0	2.5	1566	$1,545	$0.99	44d	1	1.37mi

Listing history 2 events

1. 2026-05-19
   status Under Contract 418-char remark

   Show marketing remark (418 chars)

   This cozy 2-1, could be a great addition to your investment portfolio or a great starter home. The house have solid bones and endless possibilities...a hidden gem waiting to be polished. It is ideally located Just minutes away from I-75, Mercer University, restaurants and shops. The house is tenant-occupied and is only being shown to qualified buyers with an accepted contract; please do not disturb the tenants.

2. 2026-03-06
   listed $55,000 New 418-char remark

   Show marketing remark (418 chars)

   This cozy 2-1, could be a great addition to your investment portfolio or a great starter home. The house have solid bones and endless possibilities...a hidden gem waiting to be polished. It is ideally located Just minutes away from I-75, Mercer University, restaurants and shops. The house is tenant-occupied and is only being shown to qualified buyers with an accepted contract; please do not disturb the tenants.

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$62/yr (+$5/mo · 13.9%)

ⓘ 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 68% 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: $13,460
• − Mortgage interest: −$3,081
• − Property taxes: −$444
• − Insurance: −$275
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,600
• Taxable income: $5,906
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $5,035/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

2 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-03-06 Listed $55,000 GAMLS

Property tax history

+11.1%/yr

Latest (2025): $444 · +8.5% YoY. Source: county tax records.