348 Hortman Ave · Macon-Bibb County, GA 31204

$94,900

3 bd · 1.0 ba · 804 sqft · SingleFamily public records · 17 Days on market

Built 1942 10,454 sqft lot $118/sqft · 101% above area

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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 MLS

EVERYTHING DONE! Redone from roof to floor, then come see this one. All work done so you won't have to worry about any immediate or near future issues of repairs or maintenance as all the major workings of this home are brand new: and Seller is even offering a one year Home warranty for your peace of mind. This is a DONE-FOR-YOU home! Features You’ll Love: NEW ROOF – 2025. installed for peace of mind. NEW PLUMBING - NEW KITCHEN, NEW BATHROOM NEW UPGRADED ELECTRICAL 2025– Brand new wiring throughout the house -modernized systems for safety and long-term reliability. NEW APPLIANCES: – HIGH END STOVE—ready for your first home-cooked meal. NEW REFRIGERATOR , NEW WASHER/DRYER NEW HOT WATER HEATER NEW SPLIT UNIT HEAT AND AIR CONDITIONER FULLY FENCED YARD – perfect for kids, pets, or private outdoor living. Backyard Shed – ideal for storage, workshop, or hobby space. Why You’ll Love Living here. Step inside and immediately feel at home. Bright, open living areas, fresh finishes, and efficient updates make this home turnkey-ready for new owners or investor seeking a low-maintenance property. Whether you’re a first-time buyer or looking to downsize, this house offers value, comfort, and style in one perfect package. Security system armed. please call before showing so we can disarm unit./use showing time.

Key facts

• New plumbing
• New kitchen
• New bathroom

Tags

• NEW ROOF
• NEW PLUMBING
• NEW KITCHEN
• NEW BATHROOM
• NEW UPGRADED ELECTRICAL
• NEW APPLIANCES

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 $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 fast (+4.6%/yr); 255 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 32% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 + 4.6% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y ago; this cycle's ask is 8535% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $95k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 1.09% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $47,127
• List price: $94,900
• Delta: 116.22%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
742 Grayson Ave	0.43mi	3/1.0	840 (+4%)	3mo	$22,500	$27	70
730 Grayson Ave	0.41mi	3/1.0	852 (+6%)	3mo	$44,000	$52	68
1545 Wellworth Ave	0.53mi	2/1.0 (-1)	806 (+0%)	7mo	$60,000	$74	64
330 Hortman Ave	0.04mi	3/1.0	919 (+14%)	14mo	$65,982	$72	63
3053 Churchill St	0.37mi	2/1.0 (-1)	890 (+11%)	15mo	$83,000	$93	48
1513 Dexter Ave	0.58mi	3/1.0	900 (+12%)	14mo	$73,120	$81	42

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,243
• Equity at exit: $14,150

10-year hold

• IRR: 13.1%
• Equity multiple: 2.11×
• Total profit: $29,590
• Equity at exit: $8,205

Cash invested: $26,572 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,039 high
• Mortgage (P&I): −$498
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $250

Break-even live

Break-even rent $722

Max offer price $94,900

Occupancy floor 71%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.18mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	0.20mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	21d	1	0.31mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.35mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.65mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.73mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	21d	1	0.77mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	0.82mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	0.84mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.03mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	1.10mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	1.11mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	1.11mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.20mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.20mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	1.21mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.28mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.30mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.33mi
260 Ryals Ave Macon, GA	2.0	1.0	690	$875	$1.27	44d	1	1.33mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	1.34mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.40mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	44d	1	1.42mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.45mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.45mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.49mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.49mi

Listing history 44 events

1. 2026-06-19
   days on market $94,900 Active 17 DOM
2. 2026-06-18
   days on market $94,900 Active 16 DOM
3. 2026-06-17
   days on market $94,900 Active 15 DOM
4. 2026-06-16
   days on market $94,900 Active 14 DOM
5. 2026-06-15
   days on market $94,900 Active 13 DOM
6. 2026-06-14
   days on market $94,900 Active 11 DOM
7. 2026-06-13
   days on market $94,900 Active 10 DOM
8. 2026-06-10
   days on market $94,900 Active 8 DOM
9. 2026-06-09
   days on market $94,900 Active 7 DOM
10. 2026-06-08
    days on market $94,900 Active 6 DOM
11. 2026-06-07
    days on market $94,900 Active 5 DOM
12. 2026-06-03
    pricedays on marketlisting id $94,900 Active 1 DOM
13. 2026-05-31
    days on market $101,900 Active 110 DOM
14. 2026-05-30
    days on market $101,900 Active 109 DOM
15. 2026-05-18
    price $101,900 1391-char remark

    Show marketing remark (1391 chars)

    EVERYTHING DONE! Redone from roof to floor, then come see this one. All work done so you won't have to worry about any immediate or near future issues of repairs or maintenance as all the major workings of this home are brand new: and Seller is even offering a one year Home warranty for your peace of mind. This is a DONE-FOR-YOU home! Features You’ll Love: NEW ROOF – 2025. installed for peace of mind. NEW PLUMBING - NEW KITCHEN, NEW BATHROOM NEW UPGRADED ELECTRICAL 2025– Brand new wiring throughout the house -modernized systems for safety and long-term reliability. NEW APPLIANCES: – HIGH END STOVE—ready for your first home-cooked meal. NEW REFRIGERATOR , NEW WASHER/DRYER NEW HOT WATER HEATER NEW SPLIT UNIT HEAT AND AIR CONDITIONER FULLY FENCED YARD – perfect for kids, pets, or private outdoor living. Backyard Shed – ideal for storage, workshop, or hobby space. Why You’ll Love Living here. Step inside and immediately feel at home. Bright, open living areas, fresh finishes, and efficient updates make this home turnkey-ready for new owners or investor seeking a low-maintenance property. Whether you’re a first-time buyer or looking to downsize, this house offers value, comfort, and style in one perfect package. Security system armed. please call before showing so we can disarm unit./use showing time.

16. 2026-05-16
    listed $1,099
17. 2026-02-10
    listed $104,900 Active 1391-char remark

    Show marketing remark (1614 chars)

    If you are looking for a house that has been redone from roof to floor, then come see this one. All work done so you won't have to worry about any immediate or near future issues of repairs or maintenance as all the major workings of this home are brand new: and Seller is even offering a one year Home warranty for your peace of mind. This is a DONE-FOR-YOU home! This beautifully renovated cottage located on a peaceful street has been thoughtfully upgraded to combine modern comfort with classic Southern charm. Features You'll Love: NEW ROOF - 2025. installed for peace of mind. New Mini-Split Systems - efficient wall-mounted heating and air units for personalized comfort in every room. - NEW PLUMBING - NEW KITCHEN, NEW BATHROOM NEW UPGRADED ELECTRICAL 2025- Brand new wiring throughout the house -modernized systems for safety and long-term reliability. NEWAPPLIANCES: - HIGH END STOVE-ready for your first home-cooked meal. NEW REFRIGERATOR , NEW WASHER/DRYER NEW HOT WATER HEATER NEW SPLIT UNIT AIR CONDITIONER FULLY FENCED YARD - perfect for kids, pets, or private outdoor living. Backyard Shed - ideal for storage, workshop, or hobby space. Why You'll Love Living here. Step inside and immediately feel at home. Bright, open living areas, fresh finishes, and efficient updates make this home turnkey-ready for new owners or investor seeking a low-maintenance property. Whether you're a first-time buyer or looking to downsize, this house offers value, comfort, and style in one perfect package. Security system armed. please call before showing so we can disarm unit./use showing time.

18. 2026-02-10
    listed $104,900 New 1614-char remark

    Show marketing remark (1614 chars)

    If you are looking for a house that has been redone from roof to floor, then come see this one. All work done so you won't have to worry about any immediate or near future issues of repairs or maintenance as all the major workings of this home are brand new: and Seller is even offering a one year Home warranty for your peace of mind. This is a DONE-FOR-YOU home! This beautifully renovated cottage located on a peaceful street has been thoughtfully upgraded to combine modern comfort with classic Southern charm. Features You'll Love: NEW ROOF - 2025. installed for peace of mind. New Mini-Split Systems - efficient wall-mounted heating and air units for personalized comfort in every room. - NEW PLUMBING - NEW KITCHEN, NEW BATHROOM NEW UPGRADED ELECTRICAL 2025- Brand new wiring throughout the house -modernized systems for safety and long-term reliability. NEWAPPLIANCES: - HIGH END STOVE-ready for your first home-cooked meal. NEW REFRIGERATOR , NEW WASHER/DRYER NEW HOT WATER HEATER NEW SPLIT UNIT AIR CONDITIONER FULLY FENCED YARD - perfect for kids, pets, or private outdoor living. Backyard Shed - ideal for storage, workshop, or hobby space. Why You'll Love Living here. Step inside and immediately feel at home. Bright, open living areas, fresh finishes, and efficient updates make this home turnkey-ready for new owners or investor seeking a low-maintenance property. Whether you're a first-time buyer or looking to downsize, this house offers value, comfort, and style in one perfect package. Security system armed. please call before showing so we can disarm unit./use showing time.

19. 2026-01-31
    historical
20. 2026-01-31
    historical
21. 2026-01-01
    historical $990
22. 2025-12-05
    listed $104,900 Active
23. 2025-12-05
    listed $104,900 New
24. 2025-11-30
    historical
25. 2025-11-11
    price $104,500
26. 2025-11-11
    price $109,000
27. 2025-10-11
    listed $990
28. 2025-10-06
    listed $95,000 New
29. 2024-05-03
    historical
30. 2024-05-03
    historical
31. 2024-04-10
    price $49,900
32. 2024-04-10
    price $49,900
33. 2024-04-01
    listed $57,000 Active
34. 2024-04-01
    listed $57,000 New
35. 2024-02-20
    historical Active Under Contract
36. 2024-02-20
    soldstatus $30,000 Closed
37. 2024-02-20
    soldstatus $30,000 Sold
38. 2024-01-31
    status Under Contract
39. 2024-01-31
    status Pending
40. 2023-08-31
    listed $44,000 Active
41. 2023-08-31
    listed $44,000 New
42. 2023-08-31
    historical
43. 2023-03-16
    listed $45,000 New
44. 2002-07-10
    soldstatus $60,000

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$476/yr (+$40/mo · 119.9%)

ⓘ 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 · 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: $12,466
• − Mortgage interest: −$5,316
• − Property taxes: −$397
• − Insurance: −$474
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,761
• Taxable income: $1,524
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,639/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

+69.8% since first listed

30 events — show timeline

• 2026-05-18 Price Changed $101,900 FMLS
• 2026-05-16 Listed for Rent $1,099 GAMLS
• 2026-02-10 Listed $104,900 GAMLS
• 2026-02-10 Listed $104,900 FMLS
• 2026-01-31 Listing Removed — GAMLS
• 2026-01-31 Listing Removed — FMLS
• 2026-01-01 Rental Removed $990 GAMLS
• 2025-12-05 Listed $104,900 GAMLS
• 2025-12-05 Listed $104,900 FMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-11-11 Price Changed $104,500 GAMLS
• 2025-11-11 Price Changed $109,000 GAMLS
• 2025-10-11 Listed for Rent $990 GAMLS
• 2025-10-06 Listed $95,000 GAMLS
• 2024-05-03 Listing Removed — GAMLS
• 2024-05-03 Listing Removed — FMLS
• 2024-04-10 Price Changed $49,900 GAMLS
• 2024-04-10 Price Changed $49,900 FMLS
• 2024-04-01 Listed $57,000 GAMLS
• 2024-04-01 Listed $57,000 FMLS
• 2024-02-20 Contingent — FMLS
• 2024-02-20 Sold (MLS) $30,000 GAMLS
• 2024-02-20 Sold (MLS) $30,000 FMLS
• 2024-01-31 Pending — GAMLS
• 2024-01-31 Pending — FMLS
• 2023-08-31 Listing Removed — GAMLS
• 2023-08-31 Listed $44,000 GAMLS
• 2023-08-31 Listed $44,000 FMLS
• 2023-03-16 Listed $45,000 GAMLS
• 2002-07-10 Sold (Public Records) $60,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $397 · -1.3% YoY. Source: county tax records.