1454 Walnut St · Macon-Bibb County, GA 31201

$95,000

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 7 Days on market

Built 1970 6,098 sqft lot

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Why this score? — see what drove the C+ 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

1454 Walnut Street is a 3-bedroom, 1-bath brick home offering just over 900 square feet of living space. The open living and dining area receives good natural light, and a separate laundry room adds convenience. Kitchen appliances are not currently installed, and some minor interior cosmetic repairs may be needed. This provides buyers with the opportunity to complete the finishing touches and update the home to their preferences.

Key facts

• 6,098 sq ft lot
• Built 1970
• Listed 7 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Pillar/post/pier foundation; Built on one level
• Exterior features: Composition roof; Other exterior features

Interior

• Bedrooms: 2 total rooms
• Flooring: Vinyl; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central electric cooling
• Interior features: Vinyl and other flooring; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.5% 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 C — 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 (+3.1%/yr); 75 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $1,194/mo this rent would consume 49% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1970 — 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: 1.26% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $27,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 Madison St	0.24mi	2/1.0 (-1)	896 (-2%)	2mo	$26,000	$29	78
1554 Walnut St	0.07mi	2/1.0 (-1)	1,008 (+10%)	1mo	$35,000	$35	75
1317 Woodliff St	0.12mi	2/1.0 (-1)	824 (-10%)	1mo	$6,000	$7	72
1438 2nd Ave	0.22mi	2/1.0 (-1)	894 (-3%)	13mo	$15,000	$17	70
191 Madison St	0.12mi	2/1.0 (-1)	1,024 (+12%)	10mo	$30,000	$29	62
827 Tattnall St	0.70mi	2/2.0 (-1)	918 (0%)	2mo	$145,000	$158	57
1959 3rd Ave	0.41mi	2/1.0 (-1)	902 (-2%)	21mo	$27,500	$30	56
1697 3rd Ave	0.22mi	2/1.0 (-1)	836 (-9%)	20mo	$19,500	$23	53
195 Forest Ave	0.55mi	2/2.0 (-1)	872 (-5%)	7mo	$17,000	$19	51
295 Moughon St	0.40mi	3/1.0	1,015 (+11%)	20mo	$62,700	$62	47
293 Moughon St	0.40mi	3/1.0	1,015 (+11%)	20mo	$62,700	$62	47
1930 Mallory Dr	0.52mi	3/1.0	1,029 (+12%)	15mo	$72,900	$71	43

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $6,160
• Equity at exit: $14,165

10-year hold

• IRR: 15.4%
• Equity multiple: 2.26×
• Total profit: $33,457
• Equity at exit: $8,214

Cash invested: $26,600 (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: 75
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$498
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $337

Break-even live

Break-even rent $768

Max offer price $95,000

Occupancy floor 67%

Sensitivity live

Price	-10% $390	-5% $363	+0% $337	+5% $310	+10% $283
Rent	-10% $242	-5% $289	+0% $337	+5% $384	+10% $431
Rate	-1.0pp $384	-0.5pp $361	base $337	+0.5pp $312	+1.0pp $287

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	22d	1	0.02mi
1408 2nd Ave Macon, GA	2.0	1.5	600	$1,095	$1.82	44d	1	0.22mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	14d	4	0.27mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	22d	1	0.30mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	14d	1	0.42mi
941 Hill Park Unit 2 Macon, GA	2.0	1.0	800	$850	$1.06	22d	1	0.50mi
955 Walnut St Unit B Macon, GA	2.0	1.0	840	$1,075	$1.28	44d	1	0.51mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	44d	1	0.52mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	14d	1	0.52mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	14d	1	0.54mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	44d	1	0.54mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	22d	5	0.56mi
864 Tattnall St Macon, GA	2.0	1.0	640	$800	$1.25	44d	1	0.73mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	14d	1	0.77mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	44d	1	0.91mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	44d	1	0.91mi
260 Ryals Ave Macon, GA	2.0	1.0	690	$875	$1.27	44d	1	0.95mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	1.00mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.02mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.02mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	14d	25	1.06mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	14d	8	1.07mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	22d	4	1.07mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	44d	1	1.08mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	44d	1	1.08mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	44d	1	1.08mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	44d	1	1.09mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	1.13mi
2375 Parker Ave Unit 3 Macon, GA	2.0	1.0	850	$1,200	$1.41	44d	1	1.14mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	44d	1	1.19mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	14d	1	1.29mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.34mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	44d	1	1.34mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	22d	1	1.34mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	14d	1	1.44mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	22d	1	1.45mi

Listing history 18 events

1. 2026-06-17
   status $95,000 Under Contract 7 DOM
2. 2026-06-17
   days on market $95,000 New 7 DOM
3. 2026-06-16
   days on market $95,000 New 6 DOM
4. 2026-06-15
   days on market $95,000 New 5 DOM
5. 2026-06-14
   days on market $95,000 New 3 DOM
6. 2026-06-13
   statusdays on marketlisting id $95,000 New 2 DOM
7. 2026-06-10
   days on market $95,000 Active 23 DOM
8. 2026-06-09
   days on market $95,000 Active 22 DOM
9. 2026-06-08
   days on market $95,000 Active 21 DOM
10. 2026-06-07
    days on market $95,000 Active 20 DOM
11. 2026-06-03
    days on market $95,000 Active 16 DOM
12. 2026-06-02
    days on market $95,000 Active 15 DOM
13. 2026-06-01
    days on market $95,000 Active 14 DOM
14. 2026-05-31
    days on market $95,000 Active 13 DOM
15. 2026-05-30
    days on market $95,000 Active 12 DOM
16. 2026-05-18
    listed $95,000 Active
17. 2019-06-18
    soldstatus $68,000
18. 2019-06-18
    soldstatus $68,000

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$49/yr (+$4/mo · 5.9%)

ⓘ 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 · 18 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: $14,326
• − Mortgage interest: −$5,321
• − Property taxes: −$825
• − Insurance: −$475
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,764
• Taxable income: $2,648
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,403/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

+39.7% since first listed

3 events — show timeline

• 2026-05-18 Listed $95,000 MGMLS
• 2019-06-18 Sold (Public Records) $68,000 Public Records
• 2019-06-18 Sold (Public Records) $68,000 Public Records

Property tax history

+24.1%/yr

Latest (2025): $825 · +4.1% YoY. Source: county tax records.