5760 Frederica Pl · Macon-Bibb County, GA 31206

$70,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 77 Days on market

Built 1959 8,276 sqft lot $77/sqft · 44% above area Est $59k · 18% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Feel like taking on something with tons of potential? Some of the challenging parts have already been done for you. New roofing, windows, built out, wired, just needs to be finished. Pictures are true to form so you can see exactly where it is in the rehab process. This is ready for the person willing to bring the vision together. This house is for someone who knows how to bring a house to life.

Key facts

• 8,276 sq ft lot
• Built 1959
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• At $1,231/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 + 5.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($66k) 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 1959 — 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1959 — 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: 1.76% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.22%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $59,434
• List price: $70,000
• Delta: 17.78%
• 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
5771 Satterfield Dr	0.04mi	3/1.0	888 (-3%)	5mo	$65,000	$73	89
5746 Sterling Pl	0.11mi	3/1.0	864 (-5%)	5mo	$20,000	$23	82
5756 Satterfield Dr	0.05mi	3/1.0	828 (-9%)	3mo	$25,000	$30	80
5711 Sterling Pl	0.16mi	3/2.0	864 (-5%)	2mo	$120,000	$139	78
5909 W Leone Dr	0.37mi	3/1.0	900 (-1%)	4mo	$27,500	$31	77
5770 Satterfield Dr	0.06mi	2/1.0 (-1)	828 (-9%)	5mo	$75,000	$91	73
5756 Edwina Dr	0.16mi	3/1.5	1,000 (+10%)	5mo	$132,000	$132	70
2642 Reynolds Dr	0.18mi	3/1.5	986 (+8%)	9mo	$130,000	$132	69
2844 Shamrock Ln	0.30mi	3/1.0	1,000 (+10%)	2mo	$47,000	$47	68
2970 Emerson Cir	0.70mi	3/1.0	900 (-1%)	1mo	$110,000	$122	64
5885 Leone Dr W	0.37mi	3/1.0	1,000 (+10%)	4mo	$35,000	$35	64
2704 Reynolds Dr	0.20mi	3/1.0	1,036 (+14%)	7mo	$70,000	$68	62

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: 31.7%
• Equity multiple: 2.37×
• Total profit: $26,795
• Equity at exit: $10,437

10-year hold

• IRR: 39.9%
• Equity multiple: 5.08×
• Total profit: $80,045
• Equity at exit: $6,052

Cash invested: $19,600 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$367
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $559

Break-even live

Break-even rent $524

Max offer price $70,000

Occupancy floor 50%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	43d	1	0.07mi
2641 Leone Dr N Macon, GA	3.0	1.0	864	$1,100	$1.27	43d	1	0.09mi
5711 Sterling Pl Macon, GA	3.0	1.0	864	$1,500	$1.74	21d	1	0.13mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	43d	1	0.14mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	43d	1	0.15mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	43d	1	0.30mi
4331 Ashland Dr Macon, GA	3.0	1.0	864	$1,025	$1.19	43d	1	0.35mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	43d	1	0.39mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	21d	1	0.42mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	13d	1	0.47mi
2459 Vivian Dr Macon, GA	3.0	1.0	792	$850	$1.07	13d	1	0.53mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	43d	1	0.60mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	43d	1	0.62mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	21d	1	0.67mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	43d	1	0.96mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	43d	1	1.03mi
4995 Bloomfield Rd Macon, GA	2.0	1.5	900	$997	$1.11	21d	1	1.36mi

Listing history 19 events

1. 2026-06-19
   days on market $70,000 Active 77 DOM
2. 2026-06-18
   days on market $70,000 Active 76 DOM
3. 2026-06-17
   days on market $70,000 Active 75 DOM
4. 2026-06-16
   days on market $70,000 Active 74 DOM
5. 2026-06-15
   days on market $70,000 Active 73 DOM
6. 2026-06-14
   days on market $70,000 Active 71 DOM
7. 2026-06-13
   days on market $70,000 Active 70 DOM
8. 2026-06-10
   days on market $70,000 Active 68 DOM
9. 2026-06-09
   days on market $70,000 Active 67 DOM
10. 2026-06-09
    days on market $70,000 Active 66 DOM
11. 2026-06-07
    days on market $70,000 Active 65 DOM
12. 2026-06-03
    days on market $70,000 Active 61 DOM
13. 2026-06-02
    days on market $70,000 Active 60 DOM
14. 2026-06-01
    days on market $70,000 Active 59 DOM
15. 2026-05-31
    days on market $70,000 Active 58 DOM
16. 2026-05-30
    days on market $70,000 Active 57 DOM
17. 2026-04-02
    listed $70,000 Active 398-char remark

    Show marketing remark (398 chars)

    Feel like taking on something with tons of potential? Some of the challenging parts have already been done for you. New roofing, windows, built out, wired, just needs to be finished. Pictures are true to form so you can see exactly where it is in the rehab process. This is ready for the person willing to bring the vision together. This house is for someone who knows how to bring a house to life.

18. 2026-04-02
    listed $70,000 Active 398-char remark

    Show marketing remark (398 chars)

    Feel like taking on something with tons of potential? Some of the challenging parts have already been done for you. New roofing, windows, built out, wired, just needs to be finished. Pictures are true to form so you can see exactly where it is in the rehab process. This is ready for the person willing to bring the vision together. This house is for someone who knows how to bring a house to life.

19. 2026-04-01
    listed $70,000 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: $212 · $18/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$432/yr (+$36/mo · 203.7%)

ⓘ 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 ≥109°F today · 18 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: $14,777
• − Mortgage interest: −$3,921
• − Property taxes: −$212
• − Insurance: −$350
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,036
• Taxable income: $5,893
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $5,292/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

+0.0% since first listed

3 events — show timeline

• 2026-04-02 Listed $70,000 CGMLS
• 2026-04-02 Listed $70,000 MGMLS
• 2026-04-01 Listed $70,000 GAMLS

Property tax history

+7.0%/yr

Latest (2025): $212 · -1.3% YoY. Source: county tax records.