1216 Buena Vista Ave · Macon-Bibb County, GA 31206

$55,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 306 Days on market

Built 1928 0.75 ac lot $38/sqft · 33% below area Est $82k · 33% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to make it your own home.

Key facts

• 0.75 acre lot
• Built 1928
• Listed 306 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 5.5% 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.
• Zoned schools: Bruce Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 434 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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); 209 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1,130/mo this rent would consume 45% 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 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 1928 — 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: 2.05% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.52%
• DSCR: 2.85
• GRM: 4.1

CMA / ARV

• ARV (median comp): $82,230
• List price: $55,000
• Delta: -33.11%
• 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
1205 Buena Vista Ave	0.03mi	3/1.0	1,321 (-8%)	8mo	$8,000	$6	78
935 Troupe St	0.31mi	4/2.0 (+1)	1,430 (-1%)	6mo	$85,000	$59	70
1308 Dewey St	0.32mi	4/2.0 (+1)	1,456 (+1%)	7mo	$138,000	$95	68
3970 Emory Dr	0.50mi	3/2.0	1,394 (-3%)	1mo	$27,000	$19	66
1175 Hartley St	0.21mi	4/2.0 (+1)	1,344 (-7%)	5mo	$125,000	$93	66
1336 Peavy Dr	0.52mi	3/2.0	1,393 (-3%)	1mo	$132,000	$95	66
4322 Mikado Ave	0.38mi	3/2.0	1,344 (-7%)	5mo	$75,500	$56	63
1250 Schley St	0.38mi	4/2.0 (+1)	1,348 (-6%)	2mo	$132,500	$98	61
1380 Sylvian Dr	0.55mi	3/1.0	1,382 (-4%)	10mo	$96,000	$69	59
4133 Buena Vista Ave	0.28mi	3/2.0	1,257 (-13%)	5mo	$45,000	$36	58
3866 Myrtle Ct	0.62mi	4/2.0 (+1)	1,515 (+5%)	8mo	$40,000	$26	47
4089 Kemper Ave	0.55mi	2/1.0 (-1)	1,224 (-15%)	10mo	$16,600	$14	36

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: 40.3%
• Equity multiple: 2.78×
• Total profit: $27,381
• Equity at exit: $8,201

10-year hold

• IRR: 47.6%
• Equity multiple: 6.04×
• Total profit: $77,631
• Equity at exit: $4,755

Cash invested: $15,400 (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: 209
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$288
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $533

Break-even live

Break-even rent $456

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $564	-5% $548	+0% $533	+5% $517	+10% $502
Rent	-10% $444	-5% $488	+0% $533	+5% $577	+10% $622
Rate	-1.0pp $560	-0.5pp $547	base $533	+0.5pp $519	+1.0pp $504

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	23d	1	0.17mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	46d	1	0.26mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	15d	1	0.28mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	15d	1	0.30mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	23d	1	0.31mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	46d	1	0.31mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	23d	1	0.42mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	15d	1	0.45mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	46d	1	0.50mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	46d	1	0.58mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	23d	1	0.59mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	23d	1	0.63mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	46d	1	0.64mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	46d	1	0.77mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	46d	1	0.82mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	46d	1	0.93mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	46d	1	0.94mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	46d	1	0.95mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	46d	1	0.97mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	23d	1	0.97mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	15d	1	1.03mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	46d	1	1.09mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	46d	1	1.12mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	46d	1	1.16mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	23d	1	1.31mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	46d	1	1.31mi
3733 Lindsey Dr Macon, GA	3.0	2.0	1645	$1,350	$0.82	15d	1	1.42mi

Listing history 23 events

1. 2026-06-21
   days on market $55,000 Active 306 DOM
2. 2026-06-19
   days on market $55,000 Active 304 DOM
3. 2026-06-18
   days on market $55,000 Active 303 DOM
4. 2026-06-17
   days on market $55,000 Active 302 DOM
5. 2026-06-16
   days on market $55,000 Active 301 DOM
6. 2026-06-15
   days on market $55,000 Active 300 DOM
7. 2026-06-14
   days on market $55,000 Active 298 DOM
8. 2026-06-13
   days on market $55,000 Active 297 DOM
9. 2026-06-10
   days on market $55,000 Active 295 DOM
10. 2026-06-09
    days on market $55,000 Active 294 DOM
11. 2026-06-09
    days on market $55,000 Active 293 DOM
12. 2026-06-07
    days on market $55,000 Active 292 DOM
13. 2026-06-03
    days on market $55,000 Active 288 DOM
14. 2026-06-02
    days on market $55,000 Active 287 DOM
15. 2026-06-01
    days on market $55,000 Active 286 DOM
16. 2026-05-31
    days on market $55,000 Active 285 DOM
17. 2026-05-30
    days on market $55,000 Active 284 DOM
18. 2026-02-24
    listed $55,000 Active
19. 2025-08-18
    listed $55,000 New 43-char remark

    Show marketing remark (43 chars)

    Great opportunity to make it your own home.

20. 2022-06-21
    price $900
21. 2006-08-09
    soldstatus $75,000
22. 2003-05-02
    soldstatus $48,000
23. 2003-04-25
    soldstatus $11,000

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $584 · $49/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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $13,562
• − Mortgage interest: −$3,081
• − Property taxes: −$584
• − Insurance: −$275
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$1,600
• Taxable income: $5,852
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $4,989/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

+400.0% since first listed

6 events — show timeline

• 2026-02-24 Listed $55,000 CGMLS
• 2025-08-18 Listed $55,000 GAMLS
• 2022-06-21 Price Changed $900 RENT.
• 2006-08-09 Sold (Public Records) $75,000 Public Records
• 2003-05-02 Sold (Public Records) $48,000 Public Records
• 2003-04-25 Sold (Public Records) $11,000 Public Records

Property tax history

+23.4%/yr

Latest (2025): $584 · +4.2% YoY. Source: county tax records.