859 North Ave · Macon-Bibb County, GA 31211

$124,800

3 bd · 1.5 ba · 1,980 sqft · SingleFamily public records · 37 Days on market

Built 1918 8,712 sqft lot $63/sqft · 28% below area Est $174k · 28% under ↓ 11% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time and imagine the possibilities in this charming antique home! Featuring 3 bedrooms, 2 bathrooms, and filled with timeless character, this property is the perfect opportunity to restore, renovate, or create your dream home. One of the standout features is the huge enclosed front porch—an ideal space for relaxing with a morning coffee, entertaining guests, or enjoying the charm of this historic home year-round. Inside, you’ll find three fireplaces, two spacious living areas (or use one as a formal dining room), and an upstairs flex space that could easily serve as an additional bedroom, office, playroom, or hobby space. Conveniently located just 6 minutes from Riverside Drive and 9 minutes from Vineville Avenue, this home offers both historic charm and incredible potential. Whether you’re an investor looking for your next flip or a buyer with a vision, this property is ready to be transformed into something truly special.

Key facts

• Three fireplaces
• Upstairs flex space
• Historic charm

Tags

• ENCLOSED FRONT PORCH
• THREE FIREPLACES
• UPSTAIRS FLEX SPACE
• HISTORIC CHARM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached carport
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residential house; Built in 1918; Property listed as fixer
• Construction: Wood siding construction; Composition roof; Originally built in 1918
• Exterior features: Composition roof; Wood siding

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Has heating (other type); Has cooling (other type)
• Interior features: One-and-a-half story layout; Public records list living area as 1,980; Bonus room; No basement; Three fireplaces
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 156 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($49k/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 $863 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• 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 $121,056 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (median comp): $174,164
• List price: $124,800
• Delta: -28.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 North Ave	0.08mi	2/1.5 (-1)	1,823 (-8%)	12mo	$80,000	$44	68
865 Nottingham Dr	0.30mi	2/1.5 (-1)	2,121 (+7%)	5mo	$208,400	$98	65
1164 S Jackson Springs Rd	0.47mi	3/2.0	2,042 (+3%)	7mo	$328,000	$161	65
902 Summit Ave	0.06mi	3/2.0	1,790 (-10%)	22mo	$174,000	$97	61
847 Nottingham Dr	0.27mi	3/2.0	1,821 (-8%)	15mo	$120,000	$66	60
532 Woolfolk St	0.53mi	4/2.0 (+1)	1,932 (-2%)	7mo	$52,500	$27	59
952 North Ave	0.13mi	4/2.0 (+1)	1,684 (-15%)	18mo	$155,000	$92	47
545 Cowan St	0.50mi	3/2.5	1,860 (-6%)	20mo	$149,900	$81	45
861 Nottingham Dr	0.29mi	3/2.5	2,264 (+14%)	16mo	$299,000	$132	45
1192 S Jackson Springs Rd	0.44mi	3/2.0	1,740 (-12%)	15mo	$355,000	$204	45
976 Glenridge Dr	0.61mi	3/2.0	2,205 (+11%)	20mo	$216,000	$98	34
982 Smith St	0.64mi	2/2.0 (-1)	1,728 (-13%)	16mo	$45,000	$26	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $5,097
• Equity at exit: $18,608

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $36,976
• Equity at exit: $10,790

Cash invested: $34,944 (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 31211

• Active inventory: 156
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$654
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $398

Break-even live

Break-even rent $997

Max offer price $124,800

Occupancy floor 68%

Sensitivity live

Price	-10% $469	-5% $433	+0% $398	+5% $363	+10% $327
Rent	-10% $279	-5% $339	+0% $398	+5% $457	+10% $516
Rate	-1.0pp $461	-0.5pp $430	base $398	+0.5pp $366	+1.0pp $333

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: $31,200
• Closing costs: $3,744
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
870 Laurel Ave Macon, GA	3.0	2.0	2205	$1,300	$0.59	44d	1	0.16mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	21d	1	0.27mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	0.32mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	14d	1	0.32mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	0.36mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	44d	1	0.36mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	44d	1	0.41mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	14d	1	0.93mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	44d	1	1.07mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	44d	1	1.22mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	14d	1	1.31mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	14d	1	1.31mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	14d	25	1.32mi
1933 Deerwood Pl Macon, GA	3.0	2.0	1572	$1,650	$1.05	14d	1	1.33mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	44d	1	1.37mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	14d	8	1.38mi

Listing history 21 events

1. 2026-06-19
   days on market $124,800 Active 37 DOM
2. 2026-06-18
   days on market $124,800 Active 36 DOM
3. 2026-06-17
   days on market $124,800 Active 35 DOM
4. 2026-06-16
   days on market $124,800 Active 34 DOM
5. 2026-06-15
   days on market $124,800 Active 33 DOM
6. 2026-06-14
   days on market $124,800 Active 31 DOM
7. 2026-06-13
   days on market $124,800 Active 30 DOM
8. 2026-06-10
   days on market $124,800 Active 28 DOM
9. 2026-06-09
   days on market $124,800 Active 27 DOM
10. 2026-06-09
    days on market $124,800 Active 26 DOM
11. 2026-06-07
    days on market $124,800 Active 25 DOM
12. 2026-06-03
    days on market $124,800 Active 21 DOM
13. 2026-06-02
    days on market $124,800 Active 20 DOM
14. 2026-06-01
    days on market $124,800 Active 19 DOM
15. 2026-05-31
    days on market $124,800 Active 18 DOM
16. 2026-05-30
    days on market $124,800 Active 17 DOM
17. 2026-05-13
    listed $124,800 Active 968-char remark

    Show marketing remark (968 chars)

    Step back in time and imagine the possibilities in this charming antique home! Featuring 3 bedrooms, 2 bathrooms, and filled with timeless character, this property is the perfect opportunity to restore, renovate, or create your dream home. One of the standout features is the huge enclosed front porch—an ideal space for relaxing with a morning coffee, entertaining guests, or enjoying the charm of this historic home year-round. Inside, you’ll find three fireplaces, two spacious living areas (or use one as a formal dining room), and an upstairs flex space that could easily serve as an additional bedroom, office, playroom, or hobby space. Conveniently located just 6 minutes from Riverside Drive and 9 minutes from Vineville Avenue, this home offers both historic charm and incredible potential. Whether you’re an investor looking for your next flip or a buyer with a vision, this property is ready to be transformed into something truly special.

18. 2026-05-12
    listed $124,800 New 950-char remark
19. 2026-01-16
    soldstatus $60,000
20. 2003-02-13
    soldstatus $4,000
21. 2001-07-30
    soldstatus $140,000

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$173/yr (+$14/mo · 17.8%)

ⓘ 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,009
• − Mortgage interest: −$6,991
• − Property taxes: −$975
• − Insurance: −$624
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$3,631
• Taxable income: $2,908
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $4,077/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): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 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: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

-10.9% since first listed

5 events — show timeline

• 2026-05-13 Listed $124,800 CGMLS
• 2026-05-12 Listed $124,800 GAMLS
• 2026-01-16 Sold (Public Records) $60,000 Public Records
• 2003-02-13 Sold (Public Records) $4,000 Public Records
• 2001-07-30 Sold (Public Records) $140,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $975 · +2.9% YoY. Source: county tax records.