1144 Carroll St · Macon-Bibb County, GA 31206

$90,000

2 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 196 Days on market

Built 1964 5,662 sqft lot $72/sqft · 32% above area Est $68k · 32% over

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Rent growth +3.8/5.0
• 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

Affordable! All Brick Converted Single Family 4 Bedroom 2 Bath. Great for owner occupant or add to your portfolio! Roofing installed on 01/22/2023. Recently painted interior. Can be purchased together with 3303 Mary Dr. ($99,500) as packaged deal!

Key facts

• 5,662 sq ft lot
• Built 1964
• Listed 196 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (+5.0%/yr); 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 44% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1964 — 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: 1.22% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (median comp): $68,104
• List price: $90,000
• Delta: 32.15%
• 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
1191 Carroll St	0.06mi	3/1.0 (+1)	1,131 (-10%)	6mo	$70,000	$62	67
146 Moseley Ave	0.36mi	3/2.0 (+1)	1,230 (-2%)	18mo	$87,500	$71	60
1575 Winston Dr	0.63mi	2/2.0	1,215 (-3%)	11mo	$125,000	$103	57
2059 Canton St	0.42mi	3/1.0 (+1)	1,312 (+5%)	10mo	$39,000	$30	55
2105 Cedar Ave	0.35mi	3/2.0 (+1)	1,162 (-7%)	20mo	$145,000	$125	51
1355 Harris St	0.31mi	3/1.0 (+1)	1,102 (-12%)	9mo	$102,000	$93	50
2128 Jeff Davis St	0.74mi	3/2.0 (+1)	1,280 (+2%)	10mo	$90,000	$70	48
925 Emory Ave	0.75mi	3/2.0 (+1)	1,296 (+4%)	7mo	$130,000	$100	48
466 Petunia Ave	0.58mi	3/1.5 (+1)	1,175 (-6%)	19mo	$61,000	$52	40
1335 Crawford St	0.28mi	3/2.0 (+1)	1,064 (-15%)	20mo	$66,000	$62	40
1559 Madden Ave	0.73mi	2/2.0	1,092 (-13%)	19mo	$8,500	$8	29
1840 College St	0.67mi	3/2.0 (+1)	1,064 (-15%)	19mo	$210,000	$197	23

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: 7.7%
• Equity multiple: 1.31×
• Total profit: $7,808
• Equity at exit: $13,419

10-year hold

• IRR: 18.6%
• Equity multiple: 2.68×
• Total profit: $42,424
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$472
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $316

Break-even live

Break-even rent $702

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	0.45mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	0.60mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	0.64mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	0.75mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	0.80mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.84mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.84mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	43d	1	0.84mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.91mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	43d	1	0.94mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.98mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	43d	1	1.01mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.04mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	43d	1	1.06mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	1.06mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	21d	1	1.09mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	21d	1	1.09mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	13d	1	1.11mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	43d	1	1.12mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	1.12mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	1.13mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.13mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	43d	1	1.14mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	1.15mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	43d	1	1.17mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.18mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	1.19mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	1.19mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	43d	1	1.20mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	1.22mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.24mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	43d	1	1.26mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	43d	1	1.27mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	1.28mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	1.29mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	21d	1	1.30mi
722 Ash St Macon, GA	2.0	2.0	1700	$3,700	$2.18	43d	1	1.31mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.35mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	13d	1	1.39mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	1.40mi

Listing history 2 events

1. 2026-05-30
   days on market $90,000 Active 196 DOM
2. 2025-11-15
   listed $90,000 Active 247-char remark

   Show marketing remark (247 chars)

   Affordable! All Brick Converted Single Family 4 Bedroom 2 Bath. Great for owner occupant or add to your portfolio! Roofing installed on 01/22/2023. Recently painted interior. Can be purchased together with 3303 Mary Dr. ($99,500) as packaged deal!

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$291/yr (+$24/mo · 54.3%)

ⓘ 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: $13,217
• − Mortgage interest: −$5,041
• − Property taxes: −$537
• − Insurance: −$450
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,618
• Taxable income: $2,456
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $3,202/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

1 event — show timeline

• 2025-11-15 Listed $90,000 MGMLS

Property tax history

+9.4%/yr

Latest (2025): $537 · +4.9% YoY. Source: county tax records.