1570 Colonial Dr · Macon-Bibb County, GA 31204

$119,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 303 Days on market

Built 1948 0.27 ac lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• 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

Great investment centrally located! Three bedroom ranch style home featuring a covered front porch and spacious level yard. Hardwood flooring in living room and formal dining. Lots of potential and priced to sell! Text or call list agent prior to showing 478-390-7658.

Key facts

• Front porch
• Fenced backyard
• New roof

Tags

• NEW ROOF
• FENCED BACKYARD
• FRONT PORCH
• CONVENIENT TO SHOPPING
• CONVENIENT TO MACON MALL
• CONVENIENT TO INTERSTATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (4.5% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Zoned schools: Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 students, 100% FRL); Westside High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,025 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 255 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $823 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.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $119k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1948 — 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: 0.95% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $68,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1919 Bethlea Ave	0.46mi	3/1.0	1,120 (0%)	1mo	$110,000	$98	78
1568 Burton Ave	0.39mi	3/1.0	1,192 (+6%)	3mo	$37,000	$31	69
1514 Dexter Ave	0.47mi	2/1.0 (-1)	1,128 (+1%)	6mo	$68,500	$61	67
3386 Seaton Dr	0.31mi	3/2.0	1,212 (+8%)	4mo	$148,000	$122	64
3281 Ridgeland Ave	0.31mi	3/2.0	1,180 (+5%)	13mo	$139,000	$118	62
1710 Arlington Park	0.35mi	3/1.5	1,180 (+5%)	14mo	$81,997	$69	61
3083 Montpelier Pl	0.71mi	3/1.0	1,080 (-4%)	1mo	$45,500	$42	60
3220 Arnwood Ave	0.60mi	2/1.0 (-1)	1,076 (-4%)	1mo	$30,000	$28	60
1555 Dexter Ave	0.42mi	3/1.0	1,064 (-5%)	15mo	$62,500	$59	60
1731 Eveline Ave	0.38mi	3/1.0	1,014 (-10%)	13mo	$62,000	$61	55
1347 Tonedale Ct	0.37mi	3/2.0	1,285 (+15%)	6mo	$134,000	$104	49
1482 Burton Ave	0.46mi	3/1.0	1,268 (+13%)	16mo	$24,500	$19	43

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-6,202
• Equity at exit: $17,743

10-year hold

• IRR: 6.4%
• Equity multiple: 1.51×
• Total profit: $16,841
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$624
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $177

Break-even live

Break-even rent $912

Max offer price $119,000

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.36mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	43d	1	0.41mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	43d	4	0.48mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	0.49mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	0.50mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.80mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.80mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	0.80mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.80mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	21d	1	0.82mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.84mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.88mi
4228 Mark Pl Macon, GA	4.0	1.5	1000	$1,300	$1.30	13d	1	0.91mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	43d	1	0.91mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	43d	1	0.97mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	0.99mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.02mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	43d	1	1.07mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	21d	1	1.10mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	1.15mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	1.19mi
4158 Log Cabin Dr Macon, GA	3.0	1.5	1380	$1,375	$1.00	21d	1	1.21mi
4265 Hillary Pl Macon, GA	4.0	2.0	1250	$1,450	$1.16	43d	1	1.21mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	1.22mi
4151 Log Cabin Dr Macon, GA	1.0–2.0	1.0–2.0	836	$1,434	$1.72	43d	1	1.26mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.34mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	1.37mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.43mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.46mi

Listing history 11 events

1. 2026-01-05
   status Under Contract
2. 2025-06-30
   price $119,000
3. 2025-02-28
   historical
4. 2024-03-01
   listed $127,000 New
5. 2024-02-02
   listed $134,000 New
6. 2022-06-27
   soldstatus $36,500 270-char remark

   Show marketing remark (270 chars)

   Great investment centrally located! Three bedroom ranch style home featuring a covered front porch and spacious level yard. Hardwood flooring in living room and formal dining. Lots of potential and priced to sell! Text or call list agent prior to showing 478-390-7658.

7. 2022-06-27
   soldstatus $36,500

   Show marketing remark (270 chars)

   Great investment centrally located! Three bedroom ranch style home featuring a covered front porch and spacious level yard. Hardwood flooring in living room and formal dining. Lots of potential and priced to sell! Text or call list agent prior to showing 478-390-7658.

8. 2022-05-31
   listed $24,500 270-char remark

   Show marketing remark (270 chars)

   Great investment centrally located! Three bedroom ranch style home featuring a covered front porch and spacious level yard. Hardwood flooring in living room and formal dining. Lots of potential and priced to sell! Text or call list agent prior to showing 478-390-7658.

9. 2022-05-31
   listed $24,500

   Show marketing remark (270 chars)

   Great investment centrally located! Three bedroom ranch style home featuring a covered front porch and spacious level yard. Hardwood flooring in living room and formal dining. Lots of potential and priced to sell! Text or call list agent prior to showing 478-390-7658.

10. 2004-04-28
    soldstatus $45,000
11. 2001-11-19
    soldstatus $47,377

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$528/yr (+$44/mo · 93.1%)

ⓘ 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: $13,635
• − Mortgage interest: −$6,666
• − Property taxes: −$567
• − Insurance: −$595
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,462
• Taxable income: $164
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,082/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

+151.2% since first listed

11 events — show timeline

• 2026-01-05 Pending — GAMLS
• 2025-06-30 Price Changed $119,000 GAMLS
• 2025-02-28 Listing Removed — GAMLS
• 2024-03-01 Listed $127,000 GAMLS
• 2024-02-02 Listed $134,000 GAMLS
• 2022-06-27 Sold (MLS) $36,500 CGMLS
• 2022-06-27 Sold (MLS) $36,500 MGMLS
• 2022-05-31 Listed $24,500 CGMLS
• 2022-05-31 Listed $24,500 MGMLS
• 2004-04-28 Sold (Public Records) $45,000 Public Records
• 2001-11-19 Sold (Public Records) $47,377 Public Records

Property tax history

+4.8%/yr

Latest (2025): $567 · -1.8% YoY. Source: county tax records.