336 Fairvew Ave · Macon-Bibb County, GA 31217

$35,000

3 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 103 Days on market

Built 1920 5,662 sqft lot $26/sqft · 35% below area Est $54k · 35% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Investor Special! 3BR/1BA fixer-upper in Macon with 1,370 sq ft. Roof replaced 3 years ago aprox. Foundation and subfloor ~75% complete. Just minutes from Ocmulgee Mounds National Historical Park. Spacious 5,663 sq ft lot. Full rehab needed. ARV $150K-$180K. Great opportunity in a growing area!. Property sold as-is.

Key facts

• Spacious lot
• Roof replaced
• Growing area

Tags

• ROOF REPLACED
• SPACIOUS LOT
• GROWING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 31.7% 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 A — 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 (+10.8%/yr); 124 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 32% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago 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.
• Current owner paid $26k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 3.45% ✓
• Cap rate: 31.67%
• Cash-on-cash: 90.64%
• DSCR: 5.03
• GRM: 2.4

CMA / ARV

• ARV (median comp): $53,619
• List price: $35,000
• Delta: -34.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 Taylor Ave	0.23mi	3/2.0	1,428 (+4%)	10mo	$140,000	$98	74
463 Fort Hill St	0.14mi	2/2.0 (-1)	1,408 (+3%)	14mo	$62,500	$44	72
795 Peachtree St	0.06mi	3/1.0	1,477 (+8%)	12mo	$33,000	$22	70
970 Emery Hwy	0.30mi	3/2.0	1,320 (-4%)	12mo	$18,900	$14	69
823 Applewood St	0.12mi	3/1.0	1,219 (-11%)	5mo	$52,500	$43	68
260 Balkcom Ave	0.13mi	3/2.0	1,180 (-14%)	10mo	$97,000	$82	62
226 Hydrolia St	0.24mi	2/2.0 (-1)	1,278 (-7%)	14mo	$179,800	$141	61
328 Woolfolk St	0.65mi	3/1.0	1,340 (-2%)	13mo	$20,000	$15	51
747 Bowman St	0.49mi	3/2.0	1,524 (+11%)	9mo	$134,000	$88	51
575 Cowan St	0.49mi	3/2.0	1,208 (-12%)	10mo	$68,900	$57	49
765 Magnolia Dr	0.74mi	2/1.0 (-1)	1,316 (-4%)	4mo	$42,500	$32	47
1010 Maynard St	0.65mi	3/2.0	1,254 (-8%)	12mo	$140,000	$112	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.15×
• Total profit: $60,243
• Equity at exit: $18,388

10-year hold

• IRR: —
• Equity multiple: 17.06×
• Total profit: $157,380
• Equity at exit: $30,599

Cash invested: $9,800 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 124
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$184
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $740

Break-even live

Break-even rent $271

Max offer price $35,000

Occupancy floor 34%

Sensitivity live

Price	-10% $760	-5% $750	+0% $740	+5% $730	+10% $720
Rent	-10% $645	-5% $693	+0% $740	+5% $788	+10% $836
Rate	-1.0pp $758	-0.5pp $749	base $740	+0.5pp $731	+1.0pp $722

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	44d	1	0.14mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	44d	1	0.46mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	22d	1	0.59mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	44d	1	0.60mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	22d	1	0.61mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	44d	1	0.61mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	44d	1	0.73mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	45d	1	0.77mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	44d	1	0.89mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	22d	1	0.91mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	14d	1	1.02mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	22d	1	1.07mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	22d	1	1.08mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	44d	1	1.12mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	44d	1	1.13mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	14d	25	1.15mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	14d	8	1.22mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	44d	1	1.23mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	22d	1	1.23mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	44d	1	1.26mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	22d	4	1.27mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	14d	1	1.31mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	44d	1	1.34mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	44d	1	1.37mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	14d	1	1.37mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	14d	1	1.41mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	22d	1	1.41mi

Listing history 50 events

1. 2026-06-21
   days on market $35,000 Active 103 DOM
2. 2026-06-19
   days on market $35,000 Active 101 DOM
3. 2026-06-18
   days on market $35,000 Active 100 DOM
4. 2026-06-17
   days on market $35,000 Active 99 DOM
5. 2026-06-16
   days on market $35,000 Active 98 DOM
6. 2026-06-15
   days on market $35,000 Active 97 DOM
7. 2026-06-14
   days on market $35,000 Active 95 DOM
8. 2026-06-13
   days on market $35,000 Active 94 DOM
9. 2026-06-10
   days on market $35,000 Active 92 DOM
10. 2026-06-09
    days on market $35,000 Active 91 DOM
11. 2026-06-09
    days on market $35,000 Active 90 DOM
12. 2026-06-07
    days on market $35,000 Active 89 DOM
13. 2026-06-03
    days on market $35,000 Active 85 DOM
14. 2026-06-02
    days on market $35,000 Active 84 DOM
15. 2026-06-01
    days on market $35,000 Active 83 DOM
16. 2026-05-31
    days on market $35,000 Active 82 DOM
17. 2026-05-30
    days on market $35,000 Active 81 DOM
18. 2026-03-10
    listed $35,000 New 317-char remark

    Show marketing remark (313 chars)

    Investor Special! 3BR/1BA fixer-upper in Macon with 1,370 sq ft. Roof replaced 3 years aprox. Foundation and subfloor ~75% complete. Just minutes from Ocmulgee Mounds National Historical Park. Spacious 5,663 sq ft lot. Full rehab needed. ARV $150K-$180K. Great opportunity in a growing area!. Property sold as-is.

19. 2026-03-10
    listed $35,000 Active 313-char remark

    Show marketing remark (313 chars)

    Investor Special! 3BR/1BA fixer-upper in Macon with 1,370 sq ft. Roof replaced 3 years aprox. Foundation and subfloor ~75% complete. Just minutes from Ocmulgee Mounds National Historical Park. Spacious 5,663 sq ft lot. Full rehab needed. ARV $150K-$180K. Great opportunity in a growing area!. Property sold as-is.

20. 2025-12-31
    historical
21. 2025-10-03
    price $42,450
22. 2025-07-24
    listed $47,500 New
23. 2025-01-23
    soldstatus $25,500 Sold
24. 2025-01-23
    soldstatus $25,500 Closed
25. 2025-01-14
    status Under Contract
26. 2024-12-02
    listed $25,500 Active
27. 2024-11-30
    listed $25,500 New
28. 2024-03-04
    soldstatus $14,500 Closed
29. 2024-03-01
    soldstatus $14,500 Closed
30. 2024-03-01
    soldstatus $14,500 Sold
31. 2024-02-06
    historical Active Under Contract
32. 2024-02-06
    status Under Contract
33. 2024-02-06
    status Pending
34. 2024-01-24
    price $19,500
35. 2024-01-24
    price $19,500
36. 2024-01-22
    price $19,500
37. 2024-01-05
    price $20,000
38. 2024-01-05
    price $20,000
39. 2024-01-05
    price $20,000
40. 2023-11-09
    status Active
41. 2023-11-07
    historical
42. 2023-11-02
    price $25,000
43. 2023-11-02
    price $25,000
44. 2023-11-02
    price $25,000
45. 2023-10-26
    listed $28,500 Active
46. 2023-10-26
    listed $28,500 Active
47. 2023-10-24
    listed $28,500 New
48. 2021-05-03
    historical
49. 2021-04-25
    listed $16,000 New
50. 2005-03-28
    soldstatus $20,000

ⓘ 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: $196 · $16/mo
• Projected year-2 tax: $322 · $27/mo
• Expected delta: +$126/yr (+$11/mo · 64.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,502
• − Mortgage interest: −$1,961
• − Property taxes: −$196
• − Insurance: −$175
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$1,018
• Taxable income: $8,832
• Est. tax owed @ 24.0%: −$2,120
• After-tax cash flow: $6,763/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

+180.0% since first listed

35 events — show timeline

• 2026-03-10 Listed $35,000 FMLS
• 2026-03-10 Listed $35,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-03 Price Changed $42,450 GAMLS
• 2025-07-24 Listed $47,500 GAMLS
• 2025-01-23 Sold (MLS) $25,500 MGMLS
• 2025-01-23 Sold (MLS) $25,500 GAMLS
• 2025-01-14 Pending — GAMLS
• 2024-12-02 Listed $25,500 MGMLS
• 2024-11-30 Listed $25,500 GAMLS
• 2024-03-04 Sold (MLS) $14,500 MGMLS
• 2024-03-01 Sold (MLS) $14,500 GAMLS
• 2024-03-01 Sold (MLS) $14,500 CGMLS
• 2024-02-06 Contingent — MGMLS
• 2024-02-06 Pending — GAMLS
• 2024-02-06 Pending — CGMLS
• 2024-01-24 Price Changed $19,500 MGMLS
• 2024-01-24 Price Changed $19,500 CGMLS
• 2024-01-22 Price Changed $19,500 GAMLS
• 2024-01-05 Price Changed $20,000 GAMLS
• 2024-01-05 Price Changed $20,000 MGMLS
• 2024-01-05 Price Changed $20,000 CGMLS
• 2023-11-09 Relisted — GAMLS
• 2023-11-07 Listing Removed — GAMLS
• 2023-11-02 Price Changed $25,000 CGMLS
• 2023-11-02 Price Changed $25,000 GAMLS
• 2023-11-02 Price Changed $25,000 MGMLS
• 2023-10-26 Listed $28,500 MGMLS
• 2023-10-26 Listed $28,500 CGMLS
• 2023-10-24 Listed $28,500 GAMLS
• 2021-05-03 Listing Removed — GAMLS
• 2021-04-25 Listed $16,000 GAMLS
• 2005-03-28 Sold (Public Records) $20,000 Public Records
• 2005-01-04 Sold (Public Records) $32,810 Public Records
• 2003-04-18 Sold (Public Records) $12,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $196 · -63.3% YoY. Source: county tax records.