863 Edgewood Ave · Macon-Bibb County, GA 31201

$16,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 6 Days on market

Built 1930 5,662 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Great investment opportunity!!

Key facts

• 5,662 sq ft lot
• Built 1930
• Listed 6 days

Property features AI

Finance

• Other: Property listed as fixer; Corner lot approximately 0.13 acres
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Public sewer (connected); Sewer connected; Water available
• Home design: Single family residence (house); Built in 1930
• Construction: Vinyl siding; Composition roof; Built in 1930; Crawl space foundation
• Exterior features: Corner lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; One level (single-story); Crawl space basement; Office
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Cap rate 59.1% 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 D — 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 (+3.1%/yr); 75 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 42% of the median local income ($29k/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 $111 of loan paydown is wiped out by about $480 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $11k; list at $16k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $16,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.44% ✓
• Cap rate: 59.05%
• Cash-on-cash: 188.43%
• DSCR: 9.38
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.52×
• Total profit: $38,149
• Equity at exit: $2,386

10-year hold

• IRR: —
• Equity multiple: 20.23×
• Total profit: $86,159
• Equity at exit: $1,383

Cash invested: $4,480 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$84
• Tax est. 1.5%: −$20 /mo · $240/yr
• Insurance: −$7
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $637

Break-even live

Break-even rent $224

Max offer price $16,000

Occupancy floor 33%

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: $4,000
• Closing costs: $480
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
781 Spring St Unit 1356283P Macon, GA	—	1.0	398	$1,732	$4.35	21d	1	0.64mi
864 Tattnall St Macon, GA	2.0	1.0	640	$800	$1.25	43d	1	0.70mi
805 Martin Luther King Junior Blvd Apt 13 Macon, GA	1.0	1.0	640	$1,200	$1.88	21d	1	0.73mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	43d	1	0.86mi
1874 Moore St Macon, GA	1.0	1.0	470	$799	$1.70	13d	1	0.90mi
1890 Moore St Macon, GA	1.0	1.0	470	$799	$1.70	13d	1	0.90mi
524 2nd St Macon, GA	—	1.0	700	$945	$1.35	43d	1	0.95mi
618 Poplar St Unit 202 Macon, GA	—	1.0	623	$1,125	$1.81	21d	1	0.95mi
946 Magnolia St Apt 3 Macon, GA	1.0	1.0	489	$725	$1.48	43d	1	1.01mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,195	$1.41	21d	4	1.01mi
470 Poplar St Unit 201 Macon, GA	1.0	1.0	700	$1,295	$1.85	43d	1	1.02mi
928 Magnolia St Macon, GA	1.0	1.0	600	$925	$1.54	43d	1	1.02mi
476 3rd St Macon, GA	2.0	1.0	942	$1,535	$1.63	13d	8	1.05mi
450 3rd St Macon, GA	1.0	1.0	700	$1,300	$1.86	43d	1	1.08mi
363 New St Macon, GA	1.0	1.0	475	$795	$1.67	13d	1	1.11mi
587 Cherry St Unit 6 Macon, GA	1.0	1.0	585	$1,050	$1.79	43d	1	1.11mi
587 Cherry St Unit 3 Macon, GA	1.0	1.0	540	$995	$1.84	43d	1	1.11mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$2,224	$2.25	13d	25	1.12mi
876 Mulberry St Macon, GA	1.0	1.0	520	$850	$1.63	43d	2	1.15mi
347 College St Macon, GA	2.0	1.0–2.0	725	$1,725	$2.38	13d	4	1.16mi
331 College St Macon, GA	1.0	1.0	610	$1,000	$1.64	43d	1	1.18mi
1408 2nd Ave Macon, GA	2.0	1.5	600	$1,095	$1.82	43d	1	1.18mi
582 Mulberry St Unit 306 Macon, GA	1.0	1.0	678	$1,475	$2.18	21d	1	1.18mi
582 Mulberry St Unit 302 Macon, GA	1.0	1.0	641	$1,495	$2.33	21d	1	1.18mi
582 Mulberry St Unit 308 Macon, GA	—	1.0	549	$1,185	$2.16	43d	1	1.18mi
2020 Vineville Ave Apt 31 Macon, GA	1.0	1.0	550	$800	$1.45	13d	1	1.19mi
883 Mulberry St Unit C Macon, GA	1.0	1.0	601	$895	$1.49	43d	1	1.20mi
883 Mulberry St Unit B Macon, GA	1.0	1.0	443	$750	$1.69	43d	1	1.20mi
855 Mulberry St Macon, GA	1.0	1.0	590	$850	$1.44	43d	1	1.21mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	43d	1	1.23mi
2349 Mason St Macon, GA	1.0	1.0	552	$625	$1.13	43d	1	1.24mi
2056 Vineville Ave Unit 25 Macon, GA	1.0	1.0	621	$825	$1.33	13d	1	1.26mi
340 6th St Macon, GA	—	1.0	500	$1,250	$2.50	21d	1	1.31mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	21d	1	1.33mi
2585 Napier Ave Unit C Macon, GA	—	1.0	454	$650	$1.43	43d	1	1.33mi
260 Ryals Ave Macon, GA	2.0	1.0	690	$875	$1.27	43d	1	1.35mi
171 Orange St Unit 1 Macon, GA	1.0	2.0	612	$840	$1.37	43d	1	1.38mi

Listing history 10 events

1. 2026-04-14
   status Under Contract
2. 2026-04-11
   status Back On Market
3. 2026-04-10
   status Under Contract
4. 2026-04-06
   listed $16,000 New
5. 2017-08-31
   soldstatus $10,575 30-char remark

   Show marketing remark (30 chars)

   Great investment opportunity!!

6. 2017-07-19
   listed $12,000 30-char remark

   Show marketing remark (30 chars)

   Great investment opportunity!!

7. 2007-02-12
   soldstatus $12,000
8. 2007-02-12
   soldstatus $25,000
9. 2006-03-08
   soldstatus $30,000
10. 2002-10-28
    soldstatus $6,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $12,365
• − Mortgage interest: −$896
• − Property taxes: −$240
• − Insurance: −$878
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$465
• Taxable income: $7,907
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $5,746/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

+166.7% since first listed

10 events — show timeline

• 2026-04-14 Pending — GAMLS
• 2026-04-11 Relisted — GAMLS
• 2026-04-10 Pending — GAMLS
• 2026-04-06 Listed $16,000 GAMLS
• 2017-08-31 Sold (MLS) $10,575 CGMLS
• 2017-07-19 Listed $12,000 CGMLS
• 2007-02-12 Sold (Public Records) $25,000 Public Records
• 2007-02-12 Sold (Public Records) $12,000 Public Records
• 2006-03-08 Sold (Public Records) $30,000 Public Records
• 2002-10-28 Sold (Public Records) $6,000 Public Records

Property tax history

+24.4%/yr

Latest (2025): $1,037 · -8.1% YoY. Source: county tax records.