4249 Trammel Ave · Macon-Bibb County, GA 31206

$79,900

4 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 62 Days on market

Built 1965 10,018 sqft lot $53/sqft · at area comps Est $80k · 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 +7.5/15.0
• 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

With an excellent location and easy access to I-75, this spacious 4-bedroom, 2.5-bath home is ready for renovation with major updates already completed. The most important repairs have been done: new roof, new electrical wire installation, new plumbing system, new HVAC ductwork, and new doors and windows. It features an excellent interior layout, is free of debris, and is fully ready for you to complete the interior. This property is an excellent opportunity for investors. Sold as-is. Text listing agent for showing.

Key facts

• New plumbing system
• New hvac ductwork
• Excellent location

Tags

• EXCELLENT LOCATION
• EASY ACCESS TO I-75
• NEW ROOF
• NEW PLUMBING SYSTEM
• NEW HVAC DUCTWORK
• NEW DOORS AND WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1,234/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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1965 — 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: 1.55% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.12%
• DSCR: 2.07
• GRM: 5.4

CMA / ARV

• ARV (median comp): $79,898
• List price: $79,900
• Delta: —
• 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
935 Troupe St	0.52mi	4/2.0	1,430 (-5%)	6mo	$85,000	$59	62
608 Moreland Ave	0.61mi	4/2.0	1,537 (+2%)	10mo	$145,000	$94	60
859 Charlotte St	0.36mi	3/2.0 (-1)	1,620 (+7%)	11mo	$132,500	$82	57
4322 Mikado Ave	0.36mi	3/2.0 (-1)	1,344 (-11%)	5mo	$75,500	$56	56
836 Grady St S	0.51mi	3/2.0 (-1)	1,572 (+4%)	12mo	$36,900	$23	54
575 Richmond St	0.55mi	4/2.0	1,346 (-11%)	5mo	$125,000	$93	52
608 Lynmore Ave	0.71mi	4/3.0	1,555 (+3%)	16mo	$175,000	$113	44
1175 Hartley St	0.73mi	4/2.0	1,344 (-11%)	5mo	$125,000	$93	44
613 Moreland Ave	0.64mi	4/1.0	1,418 (-6%)	17mo	$70,000	$49	42
4022 Cynthia Weir Ave	0.75mi	4/2.0	1,646 (+9%)	10mo	$115,000	$70	41
1205 Buena Vista Ave	0.71mi	3/1.0 (-1)	1,321 (-12%)	8mo	$8,000	$6	31
3896 Tela Pl	0.67mi	3/1.0 (-1)	1,691 (+12%)	13mo	$115,000	$68	29

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: 19.6%
• Equity multiple: 1.82×
• Total profit: $18,269
• Equity at exit: $11,913

10-year hold

• IRR: 29.2%
• Equity multiple: 3.85×
• Total profit: $63,801
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$419
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $450

Break-even live

Break-even rent $665

Max offer price $79,900

Occupancy floor 59%

Sensitivity live

Price	-10% $495	-5% $472	+0% $450	+5% $427	+10% $404
Rent	-10% $352	-5% $401	+0% $450	+5% $498	+10% $547
Rate	-1.0pp $490	-0.5pp $470	base $450	+0.5pp $429	+1.0pp $408

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	44d	1	0.24mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	0.34mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	14d	1	0.57mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.60mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.72mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.81mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.82mi
1334 Dewey St Macon, GA	3.0	2.0	1942	$1,300	$0.67	21d	1	0.90mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.94mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	1.03mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.38mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	1.43mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	1.43mi

Listing history 29 events

1. 2026-06-19
   days on market $79,900 Active 62 DOM
2. 2026-06-18
   days on market $79,900 Active 61 DOM
3. 2026-06-17
   days on market $79,900 Active 60 DOM
4. 2026-06-16
   days on market $79,900 Active 59 DOM
5. 2026-06-15
   days on market $79,900 Active 58 DOM
6. 2026-06-14
   days on market $79,900 Active 56 DOM
7. 2026-06-13
   days on market $79,900 Active 55 DOM
8. 2026-06-10
   days on market $79,900 Active 53 DOM
9. 2026-06-09
   days on market $79,900 Active 52 DOM
10. 2026-06-09
    days on market $79,900 Active 51 DOM
11. 2026-06-07
    days on market $79,900 Active 50 DOM
12. 2026-06-03
    days on market $79,900 Active 46 DOM
13. 2026-06-02
    days on market $79,900 Active 45 DOM
14. 2026-06-01
    days on market $79,900 Active 44 DOM
15. 2026-05-31
    days on market $79,900 Active 43 DOM
16. 2026-05-30
    statusdays on market $79,900 Active 42 DOM
17. 2026-04-18
    listed $85,000 New 521-char remark

    Show marketing remark (521 chars)

    With an excellent location and easy access to I-75, this spacious 4-bedroom, 2.5-bath home is ready for renovation with major updates already completed. The most important repairs have been done: new roof, new electrical wire installation, new plumbing system, new HVAC ductwork, and new doors and windows. It features an excellent interior layout, is free of debris, and is fully ready for you to complete the interior. This property is an excellent opportunity for investors. Sold as-is. Text listing agent for showing.

18. 2026-04-18
    listed $85,000 Active 521-char remark

    Show marketing remark (521 chars)

    With an excellent location and easy access to I-75, this spacious 4-bedroom, 2.5-bath home is ready for renovation with major updates already completed. The most important repairs have been done: new roof, new electrical wire installation, new plumbing system, new HVAC ductwork, and new doors and windows. It features an excellent interior layout, is free of debris, and is fully ready for you to complete the interior. This property is an excellent opportunity for investors. Sold as-is. Text listing agent for showing.

19. 2026-02-09
    soldstatus $64,000 Closed
20. 2025-11-06
    price $69,000
21. 2025-10-21
    price $74,000
22. 2025-09-22
    listed $79,000 Active
23. 2024-07-23
    soldstatus $24,000 Sold
24. 2024-07-17
    historical
25. 2024-07-13
    status Under Contract
26. 2024-05-13
    price $28,999
27. 2024-05-13
    price $28,999
28. 2024-04-18
    listed $31,999 New
29. 2024-04-18
    listed $31,999 Active

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $879 · $73/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,814
• − Mortgage interest: −$4,476
• − Property taxes: −$879
• − Insurance: −$400
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,324
• Taxable income: $4,365
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $4,349/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

+165.6% since first listed

13 events — show timeline

• 2026-04-18 Listed $85,000 MGMLS
• 2026-04-18 Listed $85,000 GAMLS
• 2026-02-09 Sold (MLS) $64,000 MGMLS
• 2025-11-06 Price Changed $69,000 MGMLS
• 2025-10-21 Price Changed $74,000 MGMLS
• 2025-09-22 Listed $79,000 MGMLS
• 2024-07-23 Sold (MLS) $24,000 GAMLS
• 2024-07-17 Listing Removed — FMLS
• 2024-07-13 Pending — GAMLS
• 2024-05-13 Price Changed $28,999 FMLS
• 2024-05-13 Price Changed $28,999 GAMLS
• 2024-04-18 Listed $31,999 FMLS
• 2024-04-18 Listed $31,999 GAMLS

Property tax history

+13.4%/yr

Latest (2025): $879 · -65.7% YoY. Source: county tax records.