575 Cleveland St · Macon-Bibb County, GA 31206

$60,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 5 Days on market

Built 1948 10,454 sqft lot Est $52k · 15% 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 +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bath home on fenced 0.24 acres. Roof, HVAC and water heater replaced 2 years ago. Should provide great cash flow for the investor.

Key facts

• 0.24 acre lot
• Built 1948
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.0% 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 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: Central High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 844 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 (+5.0%/yr); 207 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 41% 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $12k; list at $60k implies a 400% 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 $60,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.72% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.98%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $52,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 Holloway St	0.33mi	3/1.0	980 (-1%)	11mo	$13,500	$14	74
3229 Harrel St	0.34mi	3/2.5	1,064 (+8%)	8mo	$6,200	$6	59
837 Newberg Ave	0.58mi	3/1.0	966 (-2%)	13mo	$37,000	$38	58
3423 Flamingo Dr	0.53mi	3/1.0	1,048 (+6%)	14mo	$68,361	$65	54
3441 Antioch Hts	0.56mi	3/2.0	897 (-9%)	1mo	$75,000	$84	53
594 Grenada Ter	0.60mi	2/1.0 (-1)	1,016 (+3%)	12mo	$65,000	$64	52
560 Ormond Ter	0.67mi	3/1.0	1,031 (+4%)	14mo	$60,857	$59	50
905 Ponce De Leon Cir S	0.55mi	3/2.0	1,035 (+5%)	19mo	$28,000	$27	46
826 W Grenada Ter	0.71mi	2/1.0 (-1)	1,075 (+9%)	4mo	$35,000	$33	44
536 Heard Ave	0.43mi	3/1.0	1,136 (+15%)	14mo	$60,216	$53	43
2152 Houston Ave	0.61mi	3/2.0	1,064 (+8%)	17mo	$39,900	$38	41
1958 3rd St	0.74mi	2/2.0 (-1)	870 (-12%)	5mo	$95,000	$109	33

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: 28.0%
• Equity multiple: 2.19×
• Total profit: $20,053
• Equity at exit: $8,946

10-year hold

• IRR: 36.6%
• Equity multiple: 4.70×
• Total profit: $62,235
• Equity at exit: $5,188

Cash invested: $16,800 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$315
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $434

Break-even live

Break-even rent $485

Max offer price $60,000

Occupancy floor 53%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	0.04mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	0.55mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	0.60mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	0.64mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	0.70mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	43d	1	0.81mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	0.82mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	0.83mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	0.84mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.94mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.96mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	1.02mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	1.09mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.16mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	1.16mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	43d	1	1.23mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	1.36mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.39mi

Listing history 8 events

1. 2026-04-22
   status Pending 143-char remark

   Show marketing remark (143 chars)

   3 bedroom, 1 bath home on fenced 0.24 acres. Roof, HVAC and water heater replaced 2 years ago. Should provide great cash flow for the investor.

2. 2026-04-22
   historical Active Under Contract 143-char remark

   Show marketing remark (143 chars)

   3 bedroom, 1 bath home on fenced 0.24 acres. Roof, HVAC and water heater replaced 2 years ago. Should provide great cash flow for the investor.

3. 2026-04-22
   status Under Contract

   Show marketing remark (143 chars)

   3 bedroom, 1 bath home on fenced 0.24 acres. Roof, HVAC and water heater replaced 2 years ago. Should provide great cash flow for the investor.

4. 2026-04-16
   listed $60,000 Active 143-char remark

   Show marketing remark (143 chars)

   3 bedroom, 1 bath home on fenced 0.24 acres. Roof, HVAC and water heater replaced 2 years ago. Should provide great cash flow for the investor.

5. 2026-04-16
   listed $60,000 Active 143-char remark

   Show marketing remark (143 chars)

   3 bedroom, 1 bath home on fenced 0.24 acres. Roof, HVAC and water heater replaced 2 years ago. Should provide great cash flow for the investor.

6. 2026-04-16
   listed $60,000 New

   Show marketing remark (143 chars)

   3 bedroom, 1 bath home on fenced 0.24 acres. Roof, HVAC and water heater replaced 2 years ago. Should provide great cash flow for the investor.

7. 2016-03-04
   soldstatus $12,000
8. 2015-12-17
   listed $15,000

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$30/yr (+$2/mo · 5.7%)

ⓘ 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 · 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: $12,408
• − Mortgage interest: −$3,361
• − Property taxes: −$522
• − Insurance: −$300
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,745
• Taxable income: $4,495
• Est. tax owed @ 24.0%: −$1,079
• After-tax cash flow: $4,126/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

+300.0% since first listed

8 events — show timeline

• 2026-04-22 Pending — CGMLS
• 2026-04-22 Contingent — MGMLS
• 2026-04-22 Pending — GAMLS
• 2026-04-16 Listed $60,000 GAMLS
• 2026-04-16 Listed $60,000 MGMLS
• 2026-04-16 Listed $60,000 CGMLS
• 2016-03-04 Sold (MLS) $12,000 MGMLS
• 2015-12-17 Listed $15,000 MGMLS

Property tax history

+12.2%/yr

Latest (2025): $522 · -1.3% YoY. Source: county tax records.