579 Charles St · Macon-Bibb County, GA 31206

$69,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 196 Days on market

Built 1933 5,662 sqft lot $46/sqft · 165% above area ↓ 30% since listing

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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 +3.8/5.0
• 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 in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

Key facts

• 5,662 sq ft lot
• Parking
• Built 1933

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 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.
• Market conditions: Rents rising fast (+5.0%/yr); 209 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• At $1,195/mo this rent would consume 48% of the median local household income ($30k/yr) (locally 1335% 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 $477 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 + 5.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.73% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.54%
• DSCR: 2.40
• GRM: 4.8

CMA / ARV

• ARV (median comp): $26,053
• List price: $69,000
• Delta: 164.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
548 Colquitt St	0.07mi	3/2.0	1,428 (-5%)	1mo	$69,000	$48	84
2641 Florence Ave S	0.23mi	2/1.0 (-1)	1,504 (+0%)	5mo	$14,000	$9	80
567 Charles St	0.02mi	3/1.0	1,423 (-5%)	16mo	$58,000	$41	77
554 Nelson St	0.13mi	3/1.0	1,344 (-10%)	4mo	$15,000	$11	74
624 Piedmont Ave	0.11mi	3/2.0	1,276 (-15%)	6mo	$48,000	$38	61
587 Robert Henry St	0.57mi	3/2.0	1,466 (-2%)	7mo	$148,000	$101	60
725 Saint James Ave	0.38mi	3/2.0	1,333 (-11%)	6mo	$19,000	$14	55
643 Heard Ave	0.67mi	3/1.0	1,554 (+4%)	14mo	$89,864	$58	51
932 Quinlan Dr	0.70mi	3/2.0	1,411 (-6%)	4mo	$50,500	$36	50
730 Newberg Ave	0.72mi	3/1.0	1,367 (-9%)	6mo	$15,000	$11	47
2128 Jeff Davis St	0.60mi	3/2.0	1,280 (-15%)	10mo	$90,000	$70	35
925 Emory Ave	0.74mi	3/2.0	1,296 (-14%)	7mo	$130,000	$100	33

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.22×
• Total profit: $23,640
• Equity at exit: $10,288

10-year hold

• IRR: 37.1%
• Equity multiple: 4.77×
• Total profit: $72,849
• Equity at exit: $5,966

Cash invested: $19,320 (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 31206

• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$362
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $508

Break-even live

Break-even rent $552

Max offer price $69,000

Occupancy floor 53%

Sensitivity live

Price	-10% $547	-5% $527	+0% $508	+5% $488	+10% $469
Rent	-10% $413	-5% $461	+0% $508	+5% $555	+10% $602
Rate	-1.0pp $542	-0.5pp $525	base $508	+0.5pp $490	+1.0pp $472

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	14d	1	0.14mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	45d	1	0.15mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	45d	1	0.31mi
322 Pittman St Unit B Macon, GA	2.0	1.5	1920	$985	$0.51	45d	1	0.36mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	0.44mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	45d	1	0.52mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	45d	1	0.76mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	22d	1	0.86mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	22d	1	0.86mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	45d	1	0.99mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	45d	1	1.03mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	1.05mi
722 Ash St Macon, GA	2.0	2.0	1700	$3,700	$2.18	45d	1	1.07mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	45d	1	1.12mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	45d	1	1.13mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	45d	1	1.20mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	1.20mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	45d	1	1.20mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	14d	1	1.21mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	45d	1	1.25mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	45d	1	1.28mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	22d	1	1.30mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	22d	1	1.33mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	14d	1	1.34mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	45d	1	1.36mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	14d	1	1.39mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	14d	1	1.42mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	22d	1	1.43mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	45d	1	1.50mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	45d	1	1.50mi

Listing history 29 events

1. 2026-06-16
   status $69,000 Pending 196 DOM
2. 2026-06-15
   days on market $69,000 Active 196 DOM
3. 2026-06-14
   days on market $69,000 Active 194 DOM
4. 2026-06-13
   days on market $69,000 Active 193 DOM
5. 2026-06-10
   days on market $69,000 Active 191 DOM
6. 2026-06-09
   days on market $69,000 Active 190 DOM
7. 2026-06-09
   days on market $69,000 Active 189 DOM
8. 2026-06-07
   days on market $69,000 Active 188 DOM
9. 2026-06-03
   days on market $69,000 Active 184 DOM
10. 2026-06-02
    days on market $69,000 Active 183 DOM
11. 2026-06-01
    days on market $69,000 Active 182 DOM
12. 2026-05-31
    days on market $69,000 Active 181 DOM
13. 2026-05-30
    days on market $69,000 Active 180 DOM
14. 2026-05-16
    status Back On Market 1068-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

15. 2026-05-15
    historical 1068-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

16. 2026-05-11
    price $69,000 1065-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

17. 2026-05-11
    price $69,000 1068-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

18. 2026-04-13
    status Active 1065-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

19. 2026-04-13
    price $74,999 1065-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

20. 2026-04-13
    price $74,999 1068-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

21. 2026-04-01
    historical 1065-char remark

    Show marketing remark (1065 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

22. 2026-03-10
    price $79,000 1065-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

23. 2026-03-10
    price $79,000 1068-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

24. 2025-12-11
    price $85,000 1065-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

25. 2025-12-11
    price $85,000 1068-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

26. 2025-11-19
    listed $99,000 Active 1065-char remark

    Show marketing remark (1065 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

27. 2025-11-19
    listed $99,000 New 1068-char remark

    Show marketing remark (1065 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

28. 2025-11-19
    historical $99,000 1065-char remark

    Show marketing remark (1065 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

29. 2025-11-18
    historical $99,000 1068-char remark

    Show marketing remark (1068 chars)

    Investor Special in the Heart of Macon! This 4-bedroom, 2-bath home offers a great opportunity for rental income, student housing, or a value-add flip. The property was previously a rooming house and was recently tenant-occupied, making it ideal for investors seeking immediate cash-flow potential. Located just 7 minutes from Mercer University, 5 minutes from Atrium Health Hospital, and close to I-75 and Downtown Macon, this home sits in a highly desirable and convenient area with strong rental demand. The property needs minimal work, estimated at $15,000, mainly cosmetic upgrades to increase value. With an ARV between $160,000 and $175,000, this is a prime opportunity for both seasoned and first-time investors looking for a low-cost entry point with strong upside. Whether you plan to use it as student housing, a rental for traveling nurses, or a traditional long-term rental, this property offers flexibility and strong income potential. Don't miss this chance to own an investment property near major employers, schools, and Macon's downtown amenities.

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $635 · $53/mo
• Expected delta: +$86/yr (+$7/mo · 15.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $14,341
• − Mortgage interest: −$3,865
• − Property taxes: −$549
• − Insurance: −$345
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,007
• Taxable income: $5,280
• Est. tax owed @ 24.0%: −$1,267
• After-tax cash flow: $4,826/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

-30.3% since first listed

16 events — show timeline

• 2026-05-16 Relisted — GAMLS
• 2026-05-15 Listing Removed — GAMLS
• 2026-05-11 Price Changed $69,000 FMLS
• 2026-05-11 Price Changed $69,000 GAMLS
• 2026-04-13 Relisted — FMLS
• 2026-04-13 Price Changed $74,999 FMLS
• 2026-04-13 Price Changed $74,999 GAMLS
• 2026-04-01 Listing Removed — FMLS
• 2026-03-10 Price Changed $79,000 FMLS
• 2026-03-10 Price Changed $79,000 GAMLS
• 2025-12-11 Price Changed $85,000 FMLS
• 2025-12-11 Price Changed $85,000 GAMLS
• 2025-11-19 Listed $99,000 FMLS
• 2025-11-19 Listed $99,000 GAMLS
• 2025-11-19 Coming Soon $99,000 FMLS
• 2025-11-18 Coming Soon $99,000 GAMLS

Property tax history

+11.6%/yr

Latest (2025): $549 · -1.3% YoY. Source: county tax records.