4062 Broadway · Macon-Bibb County, GA 31206

$32,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 490 Days on market

Built 1900 0.27 ac lot $37/sqft · at area comps Est $33k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS! This is your chance to bring this 3 bedroom, 1 bath home back to life!

Key facts

• 0.27 acre lot
• Built 1900
• Listed 490 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.3% 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 (+5.0%/yr); 207 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 42% of the median local income ($30k/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 $221 of loan paydown is wiped out by about $960 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 + 5.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 490 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $4k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $32k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 490 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 1900 — 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: 3.29% ✓
• Cap rate: 28.34%
• Cash-on-cash: 78.73%
• DSCR: 4.50
• GRM: 2.5

CMA / ARV

• ARV (median comp): $33,198
• List price: $32,000
• Delta: -3.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 Lynmore Ave	0.31mi	2/1.0 (-1)	864 (-1%)	10mo	$55,000	$64	70
4147 Marion Ave	0.23mi	3/1.0	936 (+7%)	12mo	$60,463	$65	67
562 Richmond St	0.10mi	2/1.0 (-1)	972 (+11%)	6mo	$15,000	$15	66
569 Grenada Ter	0.53mi	2/1.0 (-1)	832 (-5%)	2mo	$43,000	$52	61
3441 Antioch Hts	0.65mi	3/2.0	897 (+2%)	1mo	$75,000	$84	60
3935 Broadway	0.20mi	2/1.0 (-1)	972 (+11%)	13mo	$33,000	$34	56
524 Ormond Ter	0.45mi	2/1.0 (-1)	820 (-6%)	9mo	$33,000	$40	56
958 Sylvian Dr	0.49mi	2/1.0 (-1)	930 (+6%)	13mo	$49,000	$53	51
4394 Worsham Ave	0.69mi	3/1.0	807 (-8%)	8mo	$22,000	$27	49
4283 Worsham Ave	0.49mi	3/2.0	1,000 (+14%)	8mo	$29,000	$29	43
1071 Sylvian Dr	0.60mi	3/1.0	1,001 (+14%)	9mo	$53,000	$53	40
1022 Chatham St	0.72mi	2/1.0 (-1)	780 (-11%)	9mo	$42,000	$54	36

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 81.2%
• Equity multiple: 4.85×
• Total profit: $34,481
• Equity at exit: $4,771

10-year hold

• IRR: 85.1%
• Equity multiple: 10.79×
• Total profit: $87,751
• Equity at exit: $2,767

Cash invested: $8,960 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,054 high
• Mortgage (P&I): −$168
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $588

Break-even live

Break-even rent $310

Max offer price $32,000

Occupancy floor 39%

Sensitivity live

Price	-10% $606	-5% $597	+0% $588	+5% $579	+10% $570
Rent	-10% $505	-5% $546	+0% $588	+5% $629	+10% $671
Rate	-1.0pp $604	-0.5pp $596	base $588	+0.5pp $580	+1.0pp $571

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	44d	1	0.31mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.57mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.66mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	0.68mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	44d	1	0.76mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.82mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	44d	1	0.84mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.05mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	1.07mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	1.07mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	1.08mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	44d	1	1.12mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	1.12mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	1.19mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	1.30mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	1.32mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	1.33mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	1.36mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	1.43mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.45mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.45mi

Listing history 36 events

1. 2026-06-17
   status $32,000 Under Contract 490 DOM
2. 2026-06-17
   days on market $32,000 Active 490 DOM
3. 2026-06-16
   days on market $32,000 Active 489 DOM
4. 2026-06-15
   days on market $32,000 Active 488 DOM
5. 2026-06-14
   days on market $32,000 Active 486 DOM
6. 2026-06-13
   days on market $32,000 Active 485 DOM
7. 2026-06-10
   days on market $32,000 Active 483 DOM
8. 2026-06-09
   days on market $32,000 Active 482 DOM
9. 2026-06-09
   days on market $32,000 Active 481 DOM
10. 2026-06-07
    days on market $32,000 Active 480 DOM
11. 2026-06-03
    days on market $32,000 Active 476 DOM
12. 2026-06-02
    days on market $32,000 Active 475 DOM
13. 2026-06-01
    days on market $32,000 Active 474 DOM
14. 2026-05-31
    days on market $32,000 Active 473 DOM
15. 2026-05-30
    days on market $32,000 Active 472 DOM
16. 2026-02-13
    status Active 82-char remark

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17. 2026-02-13
    status Active 81-char remark

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18. 2026-02-13
    status Back On Market

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19. 2026-02-02
    historical 82-char remark

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20. 2026-02-01
    historical
21. 2026-01-15
    price $32,000 81-char remark

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22. 2026-01-15
    price $32,000

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23. 2026-01-15
    price $32,000 82-char remark

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24. 2025-11-13
    price $35,000 81-char remark

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25. 2025-11-13
    price $35,000 82-char remark

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26. 2025-11-13
    price $35,000

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27. 2025-08-01
    status Active 82-char remark

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28. 2025-08-01
    historical 82-char remark

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29. 2025-07-22
    listed $36,000 Active 81-char remark

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30. 2025-01-30
    listed $36,000 New

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31. 2025-01-30
    listed $36,000 Active 82-char remark

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32. 2024-12-15
    historical
33. 2024-12-15
    historical
34. 2024-11-15
    listed $45,000 Active
35. 2024-11-15
    listed $45,000 New
36. 2004-08-31
    soldstatus $13,500

ⓘ 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: $762 · $64/mo
• Projected year-2 tax: $762 · $64/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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,646
• − Mortgage interest: −$1,792
• − Property taxes: −$762
• − Insurance: −$160
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$931
• Taxable income: $6,977
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $5,380/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+137.0% since first listed

21 events — show timeline

• 2026-02-13 Relisted — MGMLS
• 2026-02-13 Relisted — CGMLS
• 2026-02-13 Relisted — GAMLS
• 2026-02-02 Delisted — MGMLS
• 2026-02-01 Listing Removed — GAMLS
• 2026-01-15 Price Changed $32,000 CGMLS
• 2026-01-15 Price Changed $32,000 GAMLS
• 2026-01-15 Price Changed $32,000 MGMLS
• 2025-11-13 Price Changed $35,000 CGMLS
• 2025-11-13 Price Changed $35,000 MGMLS
• 2025-11-13 Price Changed $35,000 GAMLS
• 2025-08-01 Relisted — MGMLS
• 2025-08-01 Delisted — MGMLS
• 2025-07-22 Listed $36,000 CGMLS
• 2025-01-30 Listed $36,000 MGMLS
• 2025-01-30 Listed $36,000 GAMLS
• 2024-12-15 Listing Removed — GAMLS
• 2024-12-15 Listing Removed — FMLS
• 2024-11-15 Listed $45,000 GAMLS
• 2024-11-15 Listed $45,000 FMLS
• 2004-08-31 Sold (Public Records) $13,500 Public Records

Property tax history

+23.2%/yr

Latest (2025): $762 · -4.5% YoY. Source: county tax records.