1159 Brentwood Ave · Macon-Bibb County, GA 31204

$59,900

3 bd · 1.0 ba · 1,389 sqft · SingleFamily public records · 17 Days on market

Built 1942 8,276 sqft lot Est $107k · 44% 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 +3.7/5.0
• 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 opportunity! 3 bedroom 1 bath home in a location that would be great for rental, flip, or hold. Close to Mercer University, shopping, dining and Macon Mall. This is a bankruptcy sale. We have two similar homes for sale within minutes of one another. Package deal could be made when buying both.

Key facts

• Close to dining
• Close to shopping
• Close to macon mall

Tags

• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO MACON MALL

Property features AI

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Public sewer; Electricity (110 volts); Electricity available; Water service available
• Home design: One-level home; Resale property; Crawl space foundation
• Construction: Frame construction with wood siding; Composition roof; Concrete perimeter foundation; Other on-site structures
• Exterior features: Screened porch; Other exterior features

Interior

• Kitchen: White cabinets; Laminate countertops; Pantry; Includes refrigerator
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom with tub/shower combo; One main-level bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One masonry fireplace; No shared/common walls; Other interior features
• Laundry & utility: Dedicated laundry room; Additional laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: John Robert Lewis Elementary School (math 5% / reading 7%, grade F, #1,154 of 1,228 statewide, top 94%, 733 students, 100% FRL); 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 fast (+4.6%/yr); 255 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); lower-income renter base — watch delinquency; 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 $414 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 + 4.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 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 $26k; list at $60k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $59,001 (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. 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: 2.20% ✓
• Cap rate: 19.42%
• Cash-on-cash: 46.88%
• DSCR: 3.09
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $106,953
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1055 Crescent Ave	0.13mi	3/2.0	1,402 (+1%)	2mo	$74,300	$53	87
1198 Brentwood Ave	0.04mi	3/2.0	1,373 (-1%)	7mo	$148,000	$108	87
1154 Bartlett St	0.13mi	3/1.0	1,537 (+11%)	6mo	$17,000	$11	71
992 Inverness Ave	0.18mi	3/1.0	1,222 (-12%)	2mo	$49,000	$40	70
2793 Suwanee Ave	0.32mi	4/2.0 (+1)	1,400 (+1%)	6mo	$140,000	$100	69
1485 Brentwood Ave	0.31mi	3/2.0	1,298 (-7%)	6mo	$125,000	$96	66
2671 Suwanee Ave	0.40mi	4/1.5 (+1)	1,360 (-2%)	9mo	$105,000	$77	63
2380 Napier Ave	0.58mi	3/1.0	1,260 (-9%)	1mo	$45,000	$36	57
3178 Napier Ave	0.66mi	3/1.5	1,294 (-7%)	5mo	$50,000	$39	51
1025 Mimosa Dr	0.72mi	3/2.0	1,274 (-8%)	4mo	$97,000	$76	46
1045 Mimosa Dr	0.72mi	3/2.0	1,520 (+9%)	5mo	$174,000	$114	43
124 Carolina Ave	0.74mi	2/2.0 (-1)	1,216 (-12%)	4mo	$190,000	$156	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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 46.0%
• Equity multiple: 3.04×
• Total profit: $34,200
• Equity at exit: $8,931

10-year hold

• IRR: 52.5%
• Equity multiple: 6.53×
• Total profit: $92,739
• Equity at exit: $5,179

Cash invested: $16,772 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$314
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $655

Break-even live

Break-even rent $490

Max offer price $59,900

Occupancy floor 45%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	43d	1	0.04mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	20d	1	0.19mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	43d	1	0.21mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	20d	1	0.21mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	20d	1	0.21mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	43d	1	0.23mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	20d	1	0.32mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	0.43mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	13d	1	0.52mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	20d	1	0.72mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	0.74mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	20d	1	0.77mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	20d	1	0.78mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	20d	1	0.81mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	20d	1	0.83mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	43d	1	0.86mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	0.87mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	20d	1	0.87mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	20d	1	0.90mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	20d	1	0.96mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	0.96mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	20d	1	0.99mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	43d	1	0.99mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.04mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	1.06mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	20d	1	1.06mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	20d	1	1.06mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	20d	1	1.06mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	43d	1	1.06mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	20d	1	1.10mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	20d	1	1.10mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	43d	1	1.11mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	43d	1	1.11mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	43d	1	1.12mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	43d	1	1.12mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	20d	1	1.12mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	20d	1	1.17mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	43d	1	1.20mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	20d	1	1.24mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	20d	1	1.24mi

Listing history 13 events

1. 2026-06-19
   days on market $59,900 Active 17 DOM
2. 2026-06-18
   days on market $59,900 Active 16 DOM
3. 2026-06-17
   days on market $59,900 Active 15 DOM
4. 2026-06-16
   days on market $59,900 Active 14 DOM
5. 2026-06-15
   days on market $59,900 Active 13 DOM
6. 2026-06-14
   days on market $59,900 Active 11 DOM
7. 2026-06-13
   days on market $59,900 Active 10 DOM
8. 2026-06-10
   days on market $59,900 Active 8 DOM
9. 2026-06-09
   days on market $59,900 Active 7 DOM
10. 2026-06-08
    days on market $59,900 Active 6 DOM
11. 2026-06-07
    days on market $59,900 Active 5 DOM
12. 2026-06-03
    remarks 312-char remark
13. 2026-06-03
    listed $59,900 Active 1 DOM

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $576 · $48/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 65% 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: $15,832
• − Mortgage interest: −$3,355
• − Property taxes: −$576
• − Insurance: −$300
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$1,743
• Taxable income: $7,326
• Est. tax owed @ 24.0%: −$1,758
• After-tax cash flow: $6,104/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

+50.1% since first listed

4 events — show timeline

• 2026-06-02 Listed $59,900 GAMLS
• 2026-06-02 Listed $59,900 FMLS
• 2017-08-18 Sold (MLS) $25,500 MGMLS
• 2017-04-14 Listed $39,900 MGMLS

Property tax history

+13.1%/yr

Latest (2025): $576 · -1.3% YoY. Source: county tax records.