1405 2nd St · Macon-Bibb County, GA 31201

$30,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 193 Days on market

Built 1900 2,613 sqft lot $27/sqft · 58% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor special with major upside! Located less than 5 minutes from Mercer University and close to Macon's revitalized downtown district, this property sits in one of the city's fastest-improving areas. The home needs renovation, but the structure and layout give you a great foundation to build equity. Nearby renovated homes are selling in the $140K-$150K ARV range, making this a perfect opportunity for a flip or rental portfolio addition. Whether you're a seasoned investor or someone looking to put in sweat equity, this property offers strong potential and a location that continues to grow in demand. Sold as-is. SELLER IS A GA LICENSED REAL ESTATE BROKER 1405 2nd St, Macon, GA offers multiple investment opportunities, including long-term rental, short-term rental, or a value-add strategy for future appreciation. Ambitious investors can renovate the property and resell it at today's market value of approximately $130,000-$140,000. An investor-friendly lender is available to provide funding for both the purchase and renovation. No personal credit is required; however, an LLC and prior investing experience are preferred.

Key facts

• 2,613 sq ft lot
• Built 1900
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.4% 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: Ingram/Pye Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 453 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 students, 100% FRL); 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); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $1,248/mo this rent would consume 51% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $30k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — 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 $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 4.16% ✓
• Cap rate: 35.39%
• Cash-on-cash: 103.93%
• DSCR: 5.62
• GRM: 2.0

CMA / ARV

• ARV (median comp): $71,729
• List price: $30,000
• Delta: -58.18%
• 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
1635 2nd St	0.20mi	3/2.0 (+1)	1,159 (+4%)	15mo	$153,000	$132	64
1652 Elkton Pl	0.33mi	3/2.0 (+1)	1,064 (-5%)	10mo	$153,000	$144	59
560 Giles St	0.34mi	2/1.0	968 (-14%)	6mo	$38,000	$39	56
791 Anderson St	0.37mi	2/1.0	962 (-14%)	7mo	$90,000	$94	53
759 Harrold St	0.51mi	2/1.0	1,054 (-6%)	17mo	$40,000	$38	52
1034 Hazel St	0.47mi	3/2.0 (+1)	1,254 (+12%)	3mo	$215,000	$171	47
1130 Ash St	0.54mi	2/2.0	1,009 (-10%)	9mo	$184,000	$182	47
2152 Houston Ave	0.55mi	3/2.0 (+1)	1,064 (-5%)	17mo	$39,900	$38	43
1181 Columbus St	0.67mi	2/1.0	1,059 (-5%)	22mo	$167,000	$158	42
922 Emory Ave	0.57mi	2/1.0	1,272 (+14%)	21mo	$40,000	$31	34
1840 College St	0.72mi	3/2.0 (+1)	1,064 (-5%)	19mo	$210,000	$197	33
2128 Jeff Davis St	0.58mi	3/2.0 (+1)	1,280 (+14%)	10mo	$90,000	$70	32

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: —
• Equity multiple: 5.96×
• Total profit: $41,662
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 12.51×
• Total profit: $96,716
• Equity at exit: $2,594

Cash invested: $8,400 (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 31201

• Rents YoY: 3.1%
• Active inventory: 74
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$157
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $728

Break-even live

Break-even rent $327

Max offer price $30,000

Occupancy floor 37%

Sensitivity live

Price	-10% $744	-5% $736	+0% $728	+5% $719	+10% $711
Rent	-10% $629	-5% $678	+0% $728	+5% $777	+10% $826
Rate	-1.0pp $743	-0.5pp $735	base $728	+0.5pp $720	+1.0pp $712

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	22d	1	0.20mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	22d	1	0.20mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	45d	1	0.21mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	45d	1	0.21mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	45d	1	0.30mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	45d	1	0.41mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	15d	1	0.45mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	45d	1	0.45mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	15d	1	0.51mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	45d	1	0.55mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	45d	1	0.55mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	15d	1	0.55mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	45d	1	0.62mi
1121 Columbus St Unit A Macon, GA	1.0	1.0	900	$1,250	$1.39	15d	1	0.64mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	0.67mi
841 Forsyth St Macon, GA	1.0	1.0	780	$1,400	$1.79	45d	1	0.77mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	15d	1	0.78mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	45d	1	0.78mi
530 2nd St Unit B Macon, GA	1.0	1.0	760	$1,275	$1.68	15d	1	0.83mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	22d	4	0.87mi
476 Poplar St Unit 1 Macon, GA	1.0	1.0	794	$1,195	$1.51	45d	1	0.87mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	45d	1	0.87mi
470 Poplar St Unit 201 Macon, GA	1.0	1.0	700	$1,295	$1.85	45d	1	0.87mi
466 Poplar St Unit 1 Macon, GA	1.0	1.0	809	$1,195	$1.48	45d	1	0.87mi
526 3rd St Unit 3 Macon, GA	1.0	1.0	1000	$1,295	$1.29	45d	1	0.88mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	45d	1	0.89mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	45d	1	0.89mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	15d	1	0.91mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	15d	8	0.92mi
450 3rd St Macon, GA	1.0	1.0	700	$1,300	$1.86	45d	1	0.94mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	15d	25	0.99mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	45d	1	1.00mi
991 Magnolia St Unit 3 Macon, GA	1.0	1.0	800	$750	$0.94	45d	1	1.02mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	15d	1	1.05mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	45d	1	1.06mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	45d	1	1.07mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	45d	1	1.07mi
610 Mulberry St Unit 5 Macon, GA	1.0	1.0	776	$1,375	$1.77	45d	1	1.07mi
610 Mulberry St Unit 7 Macon, GA	1.0	1.0	871	$1,475	$1.69	45d	1	1.07mi
610 Mulberry St Unit 6 Macon, GA	1.0	1.0	778	$1,600	$2.06	45d	1	1.07mi

Listing history 21 events

1. 2026-06-21
   days on market $30,000 Active 193 DOM
2. 2026-06-19
   days on market $30,000 Active 191 DOM
3. 2026-06-18
   days on market $30,000 Active 190 DOM
4. 2026-06-17
   days on market $30,000 Active 189 DOM
5. 2026-06-16
   days on market $30,000 Active 188 DOM
6. 2026-06-15
   days on market $30,000 Active 187 DOM
7. 2026-06-14
   days on market $30,000 Active 185 DOM
8. 2026-06-13
   days on market $30,000 Active 184 DOM
9. 2026-06-10
   days on market $30,000 Active 182 DOM
10. 2026-06-09
    days on market $30,000 Active 181 DOM
11. 2026-06-09
    days on market $30,000 Active 180 DOM
12. 2026-06-07
    days on market $30,000 Active 179 DOM
13. 2026-06-03
    days on market $30,000 Active 175 DOM
14. 2026-06-02
    days on market $30,000 Active 174 DOM
15. 2026-06-01
    days on market $30,000 Active 173 DOM
16. 2026-05-31
    days on market $30,000 Active 172 DOM
17. 2026-05-30
    days on market $30,000 Active 171 DOM
18. 2026-03-13
    price $30,000 1145-char remark

    Show marketing remark (1145 chars)

    Investor special with major upside! Located less than 5 minutes from Mercer University and close to Macon's revitalized downtown district, this property sits in one of the city's fastest-improving areas. The home needs renovation, but the structure and layout give you a great foundation to build equity. Nearby renovated homes are selling in the $140K-$150K ARV range, making this a perfect opportunity for a flip or rental portfolio addition. Whether you're a seasoned investor or someone looking to put in sweat equity, this property offers strong potential and a location that continues to grow in demand. Sold as-is. SELLER IS A GA LICENSED REAL ESTATE BROKER 1405 2nd St, Macon, GA offers multiple investment opportunities, including long-term rental, short-term rental, or a value-add strategy for future appreciation. Ambitious investors can renovate the property and resell it at today's market value of approximately $130,000-$140,000. An investor-friendly lender is available to provide funding for both the purchase and renovation. No personal credit is required; however, an LLC and prior investing experience are preferred.

19. 2025-12-10
    listed $35,000 New 1145-char remark

    Show marketing remark (1145 chars)

    Investor special with major upside! Located less than 5 minutes from Mercer University and close to Macon's revitalized downtown district, this property sits in one of the city's fastest-improving areas. The home needs renovation, but the structure and layout give you a great foundation to build equity. Nearby renovated homes are selling in the $140K-$150K ARV range, making this a perfect opportunity for a flip or rental portfolio addition. Whether you're a seasoned investor or someone looking to put in sweat equity, this property offers strong potential and a location that continues to grow in demand. Sold as-is. SELLER IS A GA LICENSED REAL ESTATE BROKER 1405 2nd St, Macon, GA offers multiple investment opportunities, including long-term rental, short-term rental, or a value-add strategy for future appreciation. Ambitious investors can renovate the property and resell it at today's market value of approximately $130,000-$140,000. An investor-friendly lender is available to provide funding for both the purchase and renovation. No personal credit is required; however, an LLC and prior investing experience are preferred.

20. 2007-06-11
    soldstatus $19,900
21. 2006-02-07
    soldstatus $15,082

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,065 · $89/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $14,979
• − Mortgage interest: −$1,680
• − Property taxes: −$1,065
• − Insurance: −$150
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$873
• Taxable income: $8,814
• Est. tax owed @ 24.0%: −$2,115
• After-tax cash flow: $6,615/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

+98.9% since first listed

4 events — show timeline

• 2026-03-13 Price Changed $30,000 GAMLS
• 2025-12-10 Listed $35,000 GAMLS
• 2007-06-11 Sold (Public Records) $19,900 Public Records
• 2006-02-07 Sold (Public Records) $15,082 Public Records

Property tax history

+20.0%/yr

Latest (2025): $1,065 · -4.6% YoY. Source: county tax records.