3818 Blossfield Ave · Macon-Bibb County, GA 31204

$62,400

2 bd · 1.0 ba · 1,192 sqft · Other · 25 Days on market

Built 1900 7,405 sqft lot

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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 +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming, historic fixer upper. Ready to be rehabbed and brought back to life. NO SELLER DISCLOSURES. Sold as is. Bring all offers.

Key facts

• 7,405 sq ft lot
• Built 1900
• Listed 24 days

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One-level home
• Construction: Wood siding exterior; Shingle roof; Slab foundation; Property condition: fixer
• Exterior features: Crawl space basement; City street frontage; Asphalt road access; Directions: Please use GPS

Interior

• Kitchen: No specific kitchen features listed; Appliances: Other
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom on the main level; Master bath: none
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% 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); Howard Middle School (math 16% / reading 30%, grade F, #321 of 470 statewide, top 69%, 992 students, 100% FRL); Howard High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,076 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 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $431 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $15k; list at $62k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $61,464 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.68% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.36%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.97×
• Total profit: $17,009
• Equity at exit: $9,304

10-year hold

• IRR: 32.2%
• Equity multiple: 4.14×
• Total profit: $54,882
• Equity at exit: $5,395

Cash invested: $17,472 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$327
• Tax est. 1.5%: −$78 /mo · $936/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $398

Break-even live

Break-even rent $546

Max offer price $62,400

Occupancy floor 57%

Sensitivity live

Price	-10% $442	-5% $420	+0% $398	+5% $377	+10% $355
Rent	-10% $315	-5% $357	+0% $398	+5% $440	+10% $481
Rate	-1.0pp $430	-0.5pp $414	base $398	+0.5pp $382	+1.0pp $366

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: $15,600
• Closing costs: $1,872
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	0.22mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	22d	1	0.22mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	14d	1	0.24mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	22d	1	0.28mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	0.28mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	0.29mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	44d	1	0.32mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	22d	1	0.32mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	14d	1	0.34mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	14d	1	0.34mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	0.35mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	44d	1	0.36mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	0.37mi
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	44d	1	0.55mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	22d	1	0.61mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	0.64mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	14d	1	0.65mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	14d	1	0.67mi
230 Roycrest Dr Macon, GA	3.0	2.0	1261	$1,300	$1.03	44d	1	0.73mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	44d	1	0.76mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	14d	1	0.76mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	44d	1	0.78mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	44d	1	0.85mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	22d	1	0.87mi
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	14d	1	0.93mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	22d	1	0.94mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	22d	1	0.96mi
4375 Barrington Pl Macon, GA	1.0	1.5	1144	$1,050	$0.92	14d	1	0.97mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	0.98mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	44d	1	1.12mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.13mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	1.15mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	22d	1	1.15mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	22d	1	1.15mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	22d	1	1.15mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	1.16mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	22d	1	1.19mi
200 Charter Ln Macon, GA	1.0–3.0	1.0–2.0	1088	$1,322	$1.21	14d	18	1.37mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	44d	1	1.42mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	22d	1	1.42mi

Listing history 26 events

1. 2026-06-19
   days on market $62,400 Active 25 DOM
2. 2026-06-18
   days on market $62,400 Active 24 DOM
3. 2026-06-17
   days on market $62,400 Active 23 DOM
4. 2026-06-16
   days on market $62,400 Active 22 DOM
5. 2026-06-15
   days on market $62,400 Active 21 DOM
6. 2026-06-14
   days on market $62,400 Active 19 DOM
7. 2026-06-13
   days on market $62,400 Active 18 DOM
8. 2026-06-10
   days on market $62,400 Active 16 DOM
9. 2026-06-09
   days on market $62,400 Active 15 DOM
10. 2026-06-08
    days on market $62,400 Active 14 DOM
11. 2026-06-07
    days on market $62,400 Active 13 DOM
12. 2026-06-03
    days on market $62,400 Active 9 DOM
13. 2026-06-02
    days on market $62,400 Active 8 DOM
14. 2026-06-01
    days on market $62,400 Active 7 DOM
15. 2026-05-31
    days on market $62,400 Active 6 DOM
16. 2026-05-30
    days on market $62,400 Active 5 DOM
17. 2026-05-22
    listed $62,400 Active
18. 2023-12-18
    historical
19. 2023-09-20
    price $28,900
20. 2023-05-01
    price $29,900
21. 2023-04-03
    listed $40,000 New
22. 2022-12-20
    historical
23. 2022-11-11
    listed $54,999 New
24. 2022-03-19
    historical
25. 2022-02-23
    listed $49,999 New
26. 1999-09-24
    soldstatus $14,900

ⓘ 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 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 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,603
• − Mortgage interest: −$3,495
• − Property taxes: −$936
• − Insurance: −$312
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,815
• Taxable income: $4,027
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $3,815/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

+318.8% since first listed

10 events — show timeline

• 2026-05-22 Listed $62,400 FMLS
• 2023-12-18 Listing Removed — GAMLS
• 2023-09-20 Price Changed $28,900 GAMLS
• 2023-05-01 Price Changed $29,900 GAMLS
• 2023-04-03 Listed $40,000 GAMLS
• 2022-12-20 Listing Removed — GAMLS
• 2022-11-11 Listed $54,999 GAMLS
• 2022-03-19 Listing Removed — GAMLS
• 2022-02-23 Listed $49,999 GAMLS
• 1999-09-24 Sold (Public Records) $14,900 Public Records

Property tax history

-13.7%/yr

Latest (2025): $31 · -87.8% YoY. Source: county tax records.