340 Lincoln Ave · Macon-Bibb County, GA 31201

$75,000

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 26 Days on market

Built 1942 4,356 sqft lot Est $117k · 36% 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 +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Historic fixer upper in Macon. Great for investors or anyone looking for some sweat equity. Bring your imagination and make an offer. Please use caution when viewing. NO SELLER DISCLOSURES. Sold as-is.

Key facts

• 4,356 sq ft lot
• Built 1942
• Listed 25 days

Property features AI

Finance

• Other: Directions: Use GPS; Located in Bibb County, GA
• HOA & community: Association fees billed annually

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Water available; Sewer available; Electricity available (110 volts); Natural gas available; Cable and phone available
• Home design: One-story property; Wood siding exterior; Shingle roof; Slab foundation
• Construction: Wood siding construction; Shingle roof; Slab foundation; Property listed in fixer condition
• Exterior features: Front porch; City street frontage; Asphalt road access

Interior

• Kitchen: Kitchen features not detailed
• Bedrooms: Three bedrooms on the main level; No special bedroom features listed
• Flooring: Flooring type not specified
• Bathrooms: One full bathroom on the main level; No master bathroom features listed
• Heating & cooling: Heating: not specified; Cooling: not specified
• Interior features: No shared/common walls; Home listed as a fixer
• Laundry & utility: Laundry features not detailed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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.
• Zoned schools: Miller Magnet Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 585 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 (+3.1%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $1,334/mo this rent would consume 54% of the median local household income ($29k/yr) (locally 1124% 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 $519 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 + 3.1% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.78% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.71%
• DSCR: 2.19
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $117,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
395 Lincoln Ave	0.10mi	3/1.0	1,164 (-11%)	2mo	$33,000	$28	76
2005 Third Ave	0.18mi	3/1.0	1,456 (+12%)	7mo	$39,000	$27	66
2199 Neal Ave	0.31mi	2/2.0 (-1)	1,300 (-0%)	16mo	$10,500	$8	63
1935 Northbrook Ave	0.35mi	3/2.0	1,224 (-6%)	10mo	$110,000	$90	62
2186 Neal Ave	0.28mi	2/1.0 (-1)	1,177 (-10%)	5mo	$25,000	$21	61
2485 Carlton Way	0.73mi	3/2.0	1,300 (-0%)	2mo	$255,000	$196	60
213 Rogers Ave	0.41mi	3/2.0	1,320 (+1%)	19mo	$180,000	$136	59
2120 Mutual Ave	0.18mi	3/2.0	1,149 (-12%)	14mo	$86,481	$75	56
334 Rogers Ave	0.49mi	3/2.0	1,368 (+5%)	12mo	$150,000	$110	54
260 Ryals Ave	0.68mi	4/2.0 (+1)	1,368 (+5%)	6mo	$110,000	$80	46
2349 Berthadale Ave	0.67mi	3/2.5	1,184 (-9%)	5mo	$158,000	$133	44
2423 Carlton Way	0.64mi	2/2.0 (-1)	1,168 (-10%)	8mo	$192,500	$165	37

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.85×
• Total profit: $17,823
• Equity at exit: $11,183

10-year hold

• IRR: 29.0%
• Equity multiple: 3.61×
• Total profit: $54,707
• Equity at exit: $6,485

Cash invested: $21,000 (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 31201

• Rents YoY: 3.1%
• Active inventory: 75
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$393
• Tax from tax record: −$162 /mo · $1,939/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $467

Break-even live

Break-even rent $742

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	13d	1	0.17mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	13d	1	0.36mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	44d	1	0.36mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.42mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.42mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.43mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.43mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.43mi
440 Bonnie Dr Macon, GA	2.0	1.5	1192	$1,700	$1.43	44d	1	0.43mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	21d	1	0.44mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	21d	1	0.44mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	21d	5	0.48mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	44d	1	0.48mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	13d	1	0.51mi
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	21d	1	0.51mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	44d	1	0.62mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	0.65mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	13d	1	0.68mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	0.73mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	13d	4	0.73mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	0.79mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	0.81mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	0.96mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	44d	1	1.01mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	13d	1	1.01mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.02mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.08mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	44d	1	1.08mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	44d	1	1.16mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	1.16mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	1.19mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	1.20mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.23mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	44d	1	1.25mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	44d	1	1.25mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	1.31mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	44d	1	1.31mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	21d	1	1.31mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.32mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	13d	1	1.32mi

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 26 DOM
2. 2026-06-18
   days on market $75,000 Active 25 DOM
3. 2026-06-17
   days on market $75,000 Active 24 DOM
4. 2026-06-16
   days on market $75,000 Active 23 DOM
5. 2026-06-15
   days on market $75,000 Active 22 DOM
6. 2026-06-14
   days on market $75,000 Active 20 DOM
7. 2026-06-13
   days on market $75,000 Active 19 DOM
8. 2026-06-10
   days on market $75,000 Active 17 DOM
9. 2026-06-09
   days on market $75,000 Active 16 DOM
10. 2026-06-08
    days on market $75,000 Active 15 DOM
11. 2026-06-07
    days on market $75,000 Active 14 DOM
12. 2026-06-03
    days on market $75,000 Active 10 DOM
13. 2026-06-02
    days on market $75,000 Active 9 DOM
14. 2026-06-01
    days on market $75,000 Active 8 DOM
15. 2026-05-31
    days on market $75,000 Active 7 DOM
16. 2026-05-30
    days on market $75,000 Active 6 DOM
17. 2026-05-22
    listed $75,000 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: $1,939 · $162/mo
• Projected year-2 tax: $1,939 · $162/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $16,003
• − Mortgage interest: −$4,201
• − Property taxes: −$1,939
• − Insurance: −$375
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,182
• Taxable income: $4,745
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,469/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): 7,891
• Household income: $29,420
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 1124.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 31% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -142.32%
• Current HPI: 100.04
• Rent YoY: ▲ 3.11%
• 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

1 event — show timeline

• 2026-05-22 Listed $75,000 FMLS

Property tax history

+17.6%/yr

Latest (2025): $1,939 · -3.9% YoY. Source: county tax records.