2722 Suwanee Ave · Macon-Bibb County, GA 31204

$125,000

3 bd · 1.5 ba · 1,733 sqft · SingleFamily public records · 136 Days on market

Built 1938 0.28 ac lot $72/sqft · 84% above area Est $93k · 35% over ↓ 4% since listing

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Why this score? — see what drove the C- 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock immediate cash flow with this high-potential multi-unit property. This unique investment features a sturdy 3-bedroom, 1.5-bath brick ranch with a full unfinished basement—perfect for future value-add or storage. The main house is currently tenant-occupied, providing day-one stability for your portfolio. The property includes a detached 1-bedroom, 1-bath apartment. Currently vacant, this secondary unit offers ultimate flexibility: live in it yourself to house-hack, or lease it out to maximize your ROI. Looking for a package deal? This property can be bundled with 1881 Kitchens Road for a discounted total of $179,900. With Seller Financing options on the table, this is the most accessible way to scale your real estate footprint in Macon. Opportunities with these terms don't last. Call today to secure your next asset!

Key facts

• Detached apartment
• Multi-unit property
• Tenant-occupied

Tags

• MULTI-UNIT PROPERTY
• BRICK RANCH
• FULL UNFINISHED BASEMENT
• DETACHED APARTMENT
• TENANT-OCCUPIED
• VACANT SECONDARY UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 C — 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); 42% 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 43% 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 $864 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1938 — 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: 1.11% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $92,600
• List price: $125,000
• Delta: 34.99%
• 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
2713 Suwanee Ave	0.04mi	3/2.0	1,879 (+8%)	3mo	$85,500	$46	80
2631 Suwanee Ave	0.18mi	3/2.0	1,533 (-12%)	0mo	$65,000	$42	70
292 Cleveland Ave	0.42mi	3/2.0	1,726 (-0%)	9mo	$155,000	$90	70
2435 Napier Ave	0.44mi	2/2.0 (-1)	1,730 (-0%)	6mo	$126,000	$73	67
132 Desoto Pl	0.53mi	3/1.0	1,659 (-4%)	4mo	$90,000	$54	63
132 Desoto Pl	0.53mi	3/1.0	1,659 (-4%)	4mo	$90,000	$54	63
1154 Bartlett St	0.39mi	3/1.0	1,537 (-11%)	6mo	$17,000	$11	56
2334 Napier Ave	0.54mi	3/1.5	1,900 (+10%)	3mo	$47,500	$25	56
1339 Blackmon Ave	0.70mi	3/2.0	1,677 (-3%)	9mo	$24,500	$15	53
216 Hines Ter	0.74mi	2/2.0 (-1)	1,701 (-2%)	4mo	$214,500	$126	52
2960 Churchill St	0.67mi	4/2.0 (+1)	1,608 (-7%)	1mo	$70,000	$44	49
2579 Elizabeth Pl	0.71mi	2/1.5 (-1)	1,573 (-9%)	8mo	$198,000	$126	40

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $924
• Equity at exit: $18,638

10-year hold

• IRR: 11.8%
• Equity multiple: 1.99×
• Total profit: $34,761
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$656
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $297

Break-even live

Break-even rent $1,011

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $368	-5% $332	+0% $297	+5% $262	+10% $226
Rent	-10% $187	-5% $242	+0% $297	+5% $352	+10% $407
Rate	-1.0pp $360	-0.5pp $329	base $297	+0.5pp $265	+1.0pp $232

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	22d	1	0.11mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	44d	1	0.16mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	44d	1	0.19mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	22d	1	0.19mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	22d	1	0.20mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	22d	1	0.27mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	44d	1	0.31mi
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	44d	1	0.33mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	44d	1	0.47mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	0.50mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	22d	1	0.61mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	44d	1	0.66mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	22d	1	0.67mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	22d	1	0.79mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	22d	1	0.79mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.80mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.80mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.81mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.81mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	14d	1	0.81mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	22d	1	0.85mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	44d	1	0.89mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	22d	1	0.90mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	44d	1	0.91mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	22d	1	0.94mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	22d	5	1.03mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	44d	1	1.03mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	44d	1	1.05mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	22d	1	1.06mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	22d	1	1.06mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	22d	1	1.09mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	44d	1	1.12mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	22d	1	1.18mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	22d	1	1.19mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	14d	1	1.22mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	1.22mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	22d	1	1.25mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	22d	1	1.25mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	22d	1	1.27mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	1.29mi

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 136 DOM
2. 2026-06-18
   days on market $125,000 Active 135 DOM
3. 2026-06-17
   days on market $125,000 Active 134 DOM
4. 2026-06-16
   days on market $125,000 Active 133 DOM
5. 2026-06-15
   days on market $125,000 Active 132 DOM
6. 2026-06-14
   days on market $125,000 Active 130 DOM
7. 2026-06-13
   days on market $125,000 Active 129 DOM
8. 2026-06-10
   days on market $125,000 Active 127 DOM
9. 2026-06-09
   days on market $125,000 Active 126 DOM
10. 2026-06-09
    days on market $125,000 Active 125 DOM
11. 2026-06-07
    days on market $125,000 Active 124 DOM
12. 2026-06-03
    days on market $125,000 Active 120 DOM
13. 2026-06-02
    days on market $125,000 Active 119 DOM
14. 2026-06-01
    days on market $125,000 Active 118 DOM
15. 2026-05-31
    days on market $125,000 Active 117 DOM
16. 2026-05-30
    days on market $125,000 Active 116 DOM
17. 2026-04-23
    price $125,000 839-char remark

    Show marketing remark (839 chars)

    Unlock immediate cash flow with this high-potential multi-unit property. This unique investment features a sturdy 3-bedroom, 1.5-bath brick ranch with a full unfinished basement—perfect for future value-add or storage. The main house is currently tenant-occupied, providing day-one stability for your portfolio. The property includes a detached 1-bedroom, 1-bath apartment. Currently vacant, this secondary unit offers ultimate flexibility: live in it yourself to house-hack, or lease it out to maximize your ROI. Looking for a package deal? This property can be bundled with 1881 Kitchens Road for a discounted total of $179,900. With Seller Financing options on the table, this is the most accessible way to scale your real estate footprint in Macon. Opportunities with these terms don't last. Call today to secure your next asset!

18. 2026-04-23
    price $125,000 839-char remark

    Show marketing remark (839 chars)

    Unlock immediate cash flow with this high-potential multi-unit property. This unique investment features a sturdy 3-bedroom, 1.5-bath brick ranch with a full unfinished basement—perfect for future value-add or storage. The main house is currently tenant-occupied, providing day-one stability for your portfolio. The property includes a detached 1-bedroom, 1-bath apartment. Currently vacant, this secondary unit offers ultimate flexibility: live in it yourself to house-hack, or lease it out to maximize your ROI. Looking for a package deal? This property can be bundled with 1881 Kitchens Road for a discounted total of $179,900. With Seller Financing options on the table, this is the most accessible way to scale your real estate footprint in Macon. Opportunities with these terms don't last. Call today to secure your next asset!

19. 2026-04-23
    price $125,000

    Show marketing remark (839 chars)

    Unlock immediate cash flow with this high-potential multi-unit property. This unique investment features a sturdy 3-bedroom, 1.5-bath brick ranch with a full unfinished basement—perfect for future value-add or storage. The main house is currently tenant-occupied, providing day-one stability for your portfolio. The property includes a detached 1-bedroom, 1-bath apartment. Currently vacant, this secondary unit offers ultimate flexibility: live in it yourself to house-hack, or lease it out to maximize your ROI. Looking for a package deal? This property can be bundled with 1881 Kitchens Road for a discounted total of $179,900. With Seller Financing options on the table, this is the most accessible way to scale your real estate footprint in Macon. Opportunities with these terms don't last. Call today to secure your next asset!

20. 2026-02-03
    listed $129,900 Active 839-char remark

    Show marketing remark (839 chars)

    Unlock immediate cash flow with this high-potential multi-unit property. This unique investment features a sturdy 3-bedroom, 1.5-bath brick ranch with a full unfinished basement—perfect for future value-add or storage. The main house is currently tenant-occupied, providing day-one stability for your portfolio. The property includes a detached 1-bedroom, 1-bath apartment. Currently vacant, this secondary unit offers ultimate flexibility: live in it yourself to house-hack, or lease it out to maximize your ROI. Looking for a package deal? This property can be bundled with 1881 Kitchens Road for a discounted total of $179,900. With Seller Financing options on the table, this is the most accessible way to scale your real estate footprint in Macon. Opportunities with these terms don't last. Call today to secure your next asset!

21. 2026-02-03
    listed $129,900 Active 839-char remark

    Show marketing remark (839 chars)

    Unlock immediate cash flow with this high-potential multi-unit property. This unique investment features a sturdy 3-bedroom, 1.5-bath brick ranch with a full unfinished basement—perfect for future value-add or storage. The main house is currently tenant-occupied, providing day-one stability for your portfolio. The property includes a detached 1-bedroom, 1-bath apartment. Currently vacant, this secondary unit offers ultimate flexibility: live in it yourself to house-hack, or lease it out to maximize your ROI. Looking for a package deal? This property can be bundled with 1881 Kitchens Road for a discounted total of $179,900. With Seller Financing options on the table, this is the most accessible way to scale your real estate footprint in Macon. Opportunities with these terms don't last. Call today to secure your next asset!

22. 2026-01-31
    listed $129,900 New

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$61/yr (+$5/mo · 5.6%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,638
• − Mortgage interest: −$7,002
• − Property taxes: −$1,089
• − Insurance: −$625
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$3,636
• Taxable income: $1,624
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $3,174/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

-3.8% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $125,000 CGMLS
• 2026-04-23 Price Changed $125,000 MGMLS
• 2026-04-23 Price Changed $125,000 GAMLS
• 2026-02-03 Listed $129,900 MGMLS
• 2026-02-03 Listed $129,900 CGMLS
• 2026-01-31 Listed $129,900 GAMLS

Property tax history

+6.8%/yr

Latest (2025): $1,089 · -1.3% YoY. Source: county tax records.