1128 Haywood Rd · Macon-Bibb County, GA 31211

$50,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 26 Days on market

Built 1954 0.25 ac lot Est $43k · 16% 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 +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming starter home in historic area. Needs a little TLC but is a diamond in the rough. Bring all offers. NO SELLER DISCLOSURES. Sold as-is.

Key facts

• 0.25 acre lot
• Built 1954
• Listed 25 days

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Water available; Sewer available
• Home design: One-level home
• Construction: Wood siding exterior; Shingle roof; Slab foundation; Property listed as fixer
• Exterior features: City street frontage; Asphalt road access; GPS-friendly directions

Interior

• Kitchen: No kitchen features listed
• Bedrooms: Two main-level bedrooms; No special bedroom features listed
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: Brick fireplace; One fireplace; Other interior features; No shared/common walls; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: Martin Luther King Jr Elementary School (math 9% / reading 7%, grade F, #1,124 of 1,228 statewide, top 92%, 631 students, 100% FRL); Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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: 156 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.87% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.69%
• DSCR: 2.41
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $43,008
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2029 Kitchens Rd	0.05mi	2/1.0	672 (0%)	7mo	$35,000	$52	92
2015 Kitchens Rd	0.06mi	2/1.0	672 (0%)	10mo	$110,000	$164	89
1861 Kitchens Rd	0.20mi	2/1.0	672 (0%)	3mo	$43,000	$64	88
1861 Kitchens Rd	0.20mi	2/1.0	672 (0%)	3mo	$43,000	$64	88
1015 Haywood Rd	0.12mi	2/1.0	672 (0%)	11mo	$11,300	$17	86
1030 Dennis St	0.40mi	3/1.0 (+1)	728 (+8%)	16mo	$83,000	$114	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.11×
• Total profit: $15,476
• Equity at exit: $7,455

10-year hold

• IRR: 34.3%
• Equity multiple: 4.14×
• Total profit: $43,913
• Equity at exit: $4,323

Cash invested: $14,000 (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 31211

• Active inventory: 156
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $933 high
• Mortgage (P&I): −$262
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $370

Break-even live

Break-even rent $465

Max offer price $50,000

Occupancy floor 55%

Sensitivity live

Price	-10% $398	-5% $384	+0% $370	+5% $356	+10% $341
Rent	-10% $296	-5% $333	+0% $370	+5% $407	+10% $443
Rate	-1.0pp $395	-0.5pp $382	base $370	+0.5pp $357	+1.0pp $344

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1073 Haywood Rd Macon, GA	2.0	1.0	672	$950	$1.41	44d	1	0.07mi
920 Williams St E Macon, GA	1.0	1.0	600	$650	$1.08	44d	1	0.52mi
918 Williams St E Unit 918 Macon, GA	1.0	1.0	650	$650	$1.00	44d	1	0.52mi
2050 Old Clinton Rd Macon, GA	1.0–2.0	1.0	588	$900	$1.53	14d	1	0.96mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	14d	1	1.01mi
1108 Boulevard Unit 3 Macon, GA	1.0	1.0	616	$815	$1.32	14d	1	1.04mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	44d	1	1.05mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	21d	1	1.05mi
2903 Skyline Rd Macon, GA	2.0	1.0	725	$960	$1.32	14d	1	1.40mi
2913 Skyline Rd Macon, GA	2.0	1.0	700	$910	$1.30	21d	1	1.44mi

Listing history 33 events

1. 2026-06-19
   days on market $50,000 Active 26 DOM
2. 2026-06-18
   days on market $50,000 Active 25 DOM
3. 2026-06-17
   days on market $50,000 Active 24 DOM
4. 2026-06-16
   days on market $50,000 Active 23 DOM
5. 2026-06-15
   days on market $50,000 Active 22 DOM
6. 2026-06-14
   days on market $50,000 Active 20 DOM
7. 2026-06-13
   days on market $50,000 Active 19 DOM
8. 2026-06-10
   days on market $50,000 Active 17 DOM
9. 2026-06-09
   days on market $50,000 Active 16 DOM
10. 2026-06-08
    days on market $50,000 Active 15 DOM
11. 2026-06-07
    days on market $50,000 Active 14 DOM
12. 2026-06-03
    days on market $50,000 Active 10 DOM
13. 2026-06-02
    days on market $50,000 Active 9 DOM
14. 2026-06-01
    days on market $50,000 Active 8 DOM
15. 2026-05-31
    days on market $50,000 Active 7 DOM
16. 2026-05-30
    days on market $50,000 Active 6 DOM
17. 2026-05-22
    listed $50,000 Active
18. 2023-12-18
    historical
19. 2023-09-20
    price $48,000
20. 2023-05-01
    price $49,000
21. 2023-04-03
    listed $59,000 New
22. 2022-03-26
    historical
23. 2022-02-27
    status Active
24. 2022-02-07
    historical
25. 2022-01-11
    listed $49,999 New
26. 2021-11-30
    historical
27. 2021-11-05
    listed $49,999 New
28. 2021-07-24
    historical
29. 2021-07-09
    listed $49,999 New
30. 2021-06-07
    historical
31. 2021-05-13
    listed $44,999 New
32. 2021-04-16
    historical
33. 2021-02-16
    listed $44,999 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,192
• − Mortgage interest: −$2,801
• − Property taxes: −$1,008
• − Insurance: −$250
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$1,455
• Taxable income: $3,888
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $3,504/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): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

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 (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% 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: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

+11.1% since first listed

17 events — show timeline

• 2026-05-22 Listed $50,000 FMLS
• 2023-12-18 Listing Removed — GAMLS
• 2023-09-20 Price Changed $48,000 GAMLS
• 2023-05-01 Price Changed $49,000 GAMLS
• 2023-04-03 Listed $59,000 GAMLS
• 2022-03-26 Listing Removed — GAMLS
• 2022-02-27 Relisted — GAMLS
• 2022-02-07 Listing Removed — GAMLS
• 2022-01-11 Listed $49,999 GAMLS
• 2021-11-30 Listing Removed — GAMLS
• 2021-11-05 Listed $49,999 GAMLS
• 2021-07-24 Listing Removed — GAMLS
• 2021-07-09 Listed $49,999 GAMLS
• 2021-06-07 Listing Removed — GAMLS
• 2021-05-13 Listed $44,999 GAMLS
• 2021-04-16 Listing Removed — GAMLS
• 2021-02-16 Listed $44,999 GAMLS

Property tax history

+17.5%/yr

Latest (2025): $1,008 · -8.1% YoY. Source: county tax records.