2761 Roy St · Macon-Bibb County, GA 31202

$75,000

4 bd · 2.0 ba · 1,431 sqft · MultiFamily public records · 82 Days on market

Built 1970 0.26 ac lot $52/sqft · 23% 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
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

ATTENTION INVESTORS -- 4-Unit Multifamily Investment with Development Potential – Investor Package Available with opportunity to purchase adjacent vacant land! This unique multifamily property features 2 duplex buildings on 1 parcel (4 total units - 2BR/1BA, 715 sqft each), offering an excellent opportunity to renovate, increase rents, and build long-term cash flow or buy, renovate and sell in this up and coming area. The adjacent vacant parcel at 2765 Roy Street is also available for purchase separately (or bundle for a better deal). This is a rare opportunity for investors to control additional land next door for future development, expansion, or added flexibility all under $90k. Motivated Seller! Whether you're looking to expand your rental portfolio, execute a renovation strategy, or secure neighboring land for future growth to eventually own the block, this property offers significant upside potential.

Key facts

• Future development
• 2 duplex buildings
• Adjacent vacant land

Tags

• MULTIFAMILY INVESTMENT
• DEVELOPMENT POTENTIAL
• 2 DUPLEX BUILDINGS
• ADJACENT VACANT LAND
• FUTURE DEVELOPMENT
• SIGNIFICANT UPSIDE POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive. Per door: $449/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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: 1 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.33% ✓
• Cap rate: 20.67%
• Cash-on-cash: 51.36%
• DSCR: 3.29
• GRM: 3.6

CMA / ARV

• ARV (median comp): $194,817
• List price: $75,000
• Delta: -61.50%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 56.5%
• Equity multiple: 4.16×
• Total profit: $66,284
• Equity at exit: $33,723

10-year hold

• IRR: 56.1%
• Equity multiple: 8.42×
• Total profit: $155,755
• Equity at exit: $51,972

Cash invested: $21,000 (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 31202

• Active inventory: 1
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$393
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $899

Break-even live

Break-even rent $610

Max offer price $75,000

Occupancy floor 44%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$1,748
Total (2 units)			$1,748

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	21d	1	0.20mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	21d	1	0.27mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	43d	1	0.27mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	21d	1	0.35mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	43d	1	0.35mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	0.38mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	0.51mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	43d	1	0.54mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	0.61mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.67mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	0.75mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	21d	1	0.80mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	21d	1	0.80mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	43d	1	0.82mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.82mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.89mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.91mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.93mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	0.97mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	0.97mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	43d	1	1.01mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	43d	1	1.03mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	21d	5	1.08mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	43d	1	1.08mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	1.08mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	21d	1	1.09mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	21d	1	1.10mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	13d	1	1.20mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	1.21mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	1.21mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	1.21mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	13d	1	1.22mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	21d	1	1.28mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	21d	1	1.35mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	1.37mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.37mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	21d	1	1.39mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.46mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	13d	1	1.47mi

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 82 DOM
2. 2026-06-18
   days on market $75,000 Active 81 DOM
3. 2026-06-17
   days on market $75,000 Active 80 DOM
4. 2026-06-16
   days on market $75,000 Active 79 DOM
5. 2026-06-15
   days on market $75,000 Active 78 DOM
6. 2026-06-14
   days on market $75,000 Active 76 DOM
7. 2026-06-13
   days on market $75,000 Active 75 DOM
8. 2026-06-10
   days on market $75,000 Active 73 DOM
9. 2026-06-09
   days on market $75,000 Active 72 DOM
10. 2026-06-09
    days on market $75,000 Active 71 DOM
11. 2026-06-07
    days on market $75,000 Active 70 DOM
12. 2026-06-03
    days on market $75,000 Active 66 DOM
13. 2026-06-02
    days on market $75,000 Active 65 DOM
14. 2026-06-01
    days on market $75,000 Active 64 DOM
15. 2026-05-31
    days on market $75,000 Active 63 DOM
16. 2026-05-30
    days on market $75,000 Active 62 DOM
17. 2026-03-30
    listed $75,000 Active 926-char remark

    Show marketing remark (926 chars)

    ATTENTION INVESTORS -- 4-Unit Multifamily Investment with Development Potential – Investor Package Available with opportunity to purchase adjacent vacant land! This unique multifamily property features 2 duplex buildings on 1 parcel (4 total units - 2BR/1BA, 715 sqft each), offering an excellent opportunity to renovate, increase rents, and build long-term cash flow or buy, renovate and sell in this up and coming area. The adjacent vacant parcel at 2765 Roy Street is also available for purchase separately (or bundle for a better deal). This is a rare opportunity for investors to control additional land next door for future development, expansion, or added flexibility all under $90k. Motivated Seller! Whether you're looking to expand your rental portfolio, execute a renovation strategy, or secure neighboring land for future growth to eventually own the block, this property offers significant upside potential.

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $691 · $58/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,976
• − Mortgage interest: −$4,201
• − Property taxes: −$691
• − Insurance: −$375
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$2,182
• Taxable income: $10,171
• Est. tax owed @ 24.0%: −$2,441
• After-tax cash flow: $8,345/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-03-30 Listed $75,000 CGMLS

Property tax history

+2.3%/yr

Latest (2025): $691 · -1.3% YoY. Source: county tax records.