367 Grant Ave · Macon-Bibb County, GA 31201

$50,000

4 bd · 2.5 ba · 1,816 sqft · SingleFamily public records · 27 Days on market

Built 1900 4,791 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 +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Historic gem in Macon. Bring some creativity and TLC to bring this diamond in the rough back to life. Features 4bd/2ba at 1800 square feet. NO SELLER DISCLOSURES. Sold as is.

Key facts

• 4,791 sq ft lot
• Built 1900
• Listed 27 days

Property features AI

Finance

• Other: Road surface: Asphalt; Road frontage: City street; County: Bibb, GA; Directions: GPS friendly

Exterior

• Parking: Driveway with open parking
• 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; Brick construction; Shingle roof; Property listed as fixer
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Front porch

Interior

• Kitchen: Kitchen features not specified; Appliances listed as other
• Bedrooms: 4 main-level bedrooms; Bedroom features not specified
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms (both on the main level); Master bathroom has no special features listed
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Other interior features; No common walls; Crawl space basement
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.1% 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: Williams Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 349 students, 100% FRL); Miller Magnet Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 585 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); 73 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $1,512/mo this rent would consume 62% 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($49k) 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $49,250 (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: 3.02% ✓
• Cap rate: 27.11%
• Cash-on-cash: 74.34%
• DSCR: 4.31
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $208,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
377 Grant Ave	0.02mi	4/2.0	1,972 (+9%)	3mo	$40,000	$20	80
1812 5th Ave W	0.24mi	4/2.0	2,005 (+10%)	2mo	$20,000	$10	68
433 Pinecrest Rd	0.46mi	3/2.5 (-1)	1,732 (-5%)	2mo	$239,000	$138	64
218 Rogers Ave	0.54mi	3/2.0 (-1)	1,758 (-3%)	1mo	$253,000	$144	62
2426 Clayton St	0.67mi	3/2.0 (-1)	1,800 (-1%)	1mo	$345,000	$192	60
218 Orange St	0.74mi	4/2.0	1,792 (-1%)	5mo	$155,000	$86	57
136 Corbin Ave	0.67mi	3/2.0 (-1)	1,755 (-3%)	12mo	$290,000	$165	46
2240 Elmridge Dr	0.52mi	3/2.0 (-1)	1,612 (-11%)	9mo	$185,500	$115	43
154 Buckingham Pl	0.73mi	3/1.0 (-1)	1,840 (+1%)	12mo	$104,000	$57	42
227 Corbin Ave	0.63mi	3/2.0 (-1)	1,570 (-14%)	0mo	$165,000	$105	41
248 Clisby Pl	0.70mi	3/2.0 (-1)	1,698 (-6%)	11mo	$145,000	$85	41
2297 Kingsley Dr	0.68mi	3/3.0 (-1)	1,627 (-10%)	12mo	$242,000	$149	34

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: 74.3%
• Equity multiple: 4.38×
• Total profit: $47,313
• Equity at exit: $7,455

10-year hold

• IRR: 78.1%
• Equity multiple: 9.08×
• Total profit: $113,060
• Equity at exit: $4,323

Cash invested: $14,000 (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: 73
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$262
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $867

Break-even live

Break-even rent $414

Max offer price $50,000

Occupancy floor 38%

Sensitivity live

Price	-10% $896	-5% $881	+0% $867	+5% $853	+10% $839
Rent	-10% $748	-5% $808	+0% $867	+5% $927	+10% $987
Rate	-1.0pp $892	-0.5pp $880	base $867	+0.5pp $854	+1.0pp $841

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	15d	1	0.56mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	45d	1	0.57mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	22d	1	0.57mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	22d	1	0.57mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	15d	1	0.66mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	15d	1	0.71mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	45d	1	1.02mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	22d	1	1.02mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	15d	1	1.06mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	22d	1	1.13mi
870 Laurel Ave Macon, GA	3.0	2.0	2205	$1,300	$0.59	45d	1	1.24mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	15d	1	1.28mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	22d	1	1.30mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	45d	1	1.40mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	15d	1	1.41mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	45d	1	1.44mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	22d	1	1.44mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	22d	1	1.45mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	45d	1	1.45mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	22d	1	1.48mi

Listing history 32 events

1. 2026-06-21
   days on market $50,000 Active 27 DOM
2. 2026-06-19
   days on market $50,000 Active 25 DOM
3. 2026-06-18
   days on market $50,000 Active 24 DOM
4. 2026-06-17
   days on market $50,000 Active 23 DOM
5. 2026-06-16
   days on market $50,000 Active 22 DOM
6. 2026-06-15
   days on market $50,000 Active 21 DOM
7. 2026-06-14
   days on market $50,000 Active 19 DOM
8. 2026-06-13
   days on market $50,000 Active 18 DOM
9. 2026-06-10
   days on market $50,000 Active 16 DOM
10. 2026-06-09
    days on market $50,000 Active 15 DOM
11. 2026-06-08
    days on market $50,000 Active 14 DOM
12. 2026-06-07
    days on market $50,000 Active 13 DOM
13. 2026-06-03
    days on market $50,000 Active 9 DOM
14. 2026-06-02
    days on market $50,000 Active 8 DOM
15. 2026-06-01
    days on market $50,000 Active 7 DOM
16. 2026-05-31
    days on market $50,000 Active 6 DOM
17. 2026-05-30
    days on market $50,000 Active 5 DOM
18. 2026-05-22
    listed $50,000 Active
19. 2023-12-18
    historical
20. 2023-09-20
    price $38,000
21. 2023-05-31
    status Back On Market
22. 2023-05-20
    status Under Contract
23. 2023-05-01
    price $39,000
24. 2023-05-01
    price $29,000
25. 2023-05-01
    price $45,000
26. 2023-04-03
    listed $55,000 New
27. 2022-03-19
    historical
28. 2022-02-23
    listed $49,999 New
29. 2010-07-02
    soldstatus $73,404
30. 2007-06-25
    soldstatus $75,000
31. 2007-03-19
    soldstatus $35,000
32. 1998-02-13
    soldstatus $39,500

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $532 · $44/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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,146
• − Mortgage interest: −$2,801
• − Property taxes: −$532
• − Insurance: −$250
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$1,455
• Taxable income: $10,205
• Est. tax owed @ 24.0%: −$2,449
• After-tax cash flow: $7,958/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

+26.6% since first listed

15 events — show timeline

• 2026-05-22 Listed $50,000 FMLS
• 2023-12-18 Listing Removed — GAMLS
• 2023-09-20 Price Changed $38,000 GAMLS
• 2023-05-31 Relisted — GAMLS
• 2023-05-20 Pending — GAMLS
• 2023-05-01 Price Changed $39,000 GAMLS
• 2023-05-01 Price Changed $29,000 GAMLS
• 2023-05-01 Price Changed $45,000 GAMLS
• 2023-04-03 Listed $55,000 GAMLS
• 2022-03-19 Listing Removed — GAMLS
• 2022-02-23 Listed $49,999 GAMLS
• 2010-07-02 Sold (Public Records) $73,404 Public Records
• 2007-06-25 Sold (Public Records) $75,000 Public Records
• 2007-03-19 Sold (Public Records) $35,000 Public Records
• 1998-02-13 Sold (Public Records) $39,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $532 · +3.7% YoY. Source: county tax records.