3336 Matheson Dr · Macon-Bibb County, GA 31204

$54,500

2 bd · 1.0 ba · 754 sqft · SingleFamily public records · 213 Days on market

Built 1943 7,840 sqft lot $72/sqft · 17% below area Est $65k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great investment property with an established tenant. This all brick, 2 bedroom, 1 bath home with brand new HVAC is located in the heart of Macon GA. This rental home will be a fantastic addition to your current portfolio or be a perfect way to get started in the rental property ownership. Please do not disturb tenants.

Key facts

• Investment property
• Heart of macon ga
• Established tenant

Tags

• INVESTMENT PROPERTY
• ESTABLISHED TENANT
• BRAND NEW HVAC
• HEART OF MACON GA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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 (+4.6%/yr); 258 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 30% 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 $377 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 + 4.6% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $54k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $47,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 1943 — 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: 1.78% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.36%
• DSCR: 2.48
• GRM: 4.7

CMA / ARV

• ARV (median comp): $65,467
• List price: $54,500
• Delta: -16.75%
• 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
3517 Napier Ave	0.37mi	2/1.0	768 (+2%)	13mo	$66,000	$86	69
3491 Bond St W	0.45mi	2/1.0	828 (+10%)	1mo	$14,000	$17	62
3482 Austin Ave	0.31mi	2/1.0	824 (+9%)	12mo	$96,500	$117	60
3320 Napier Ave	0.17mi	2/1.0	864 (+15%)	11mo	$70,000	$81	58
3664 Mckenzie Dr	0.51mi	2/1.0	840 (+11%)	0mo	$70,710	$84	57
3323 Mary Dr	0.22mi	2/1.0	838 (+11%)	17mo	$92,500	$110	57
3625 Napier Ave	0.52mi	2/1.0	672 (-11%)	14mo	$62,000	$92	46
3469 Charleston Cir	0.54mi	3/1.0 (+1)	856 (+14%)	2mo	$49,900	$58	45
3653 Morgan Dr	0.46mi	2/1.0	852 (+13%)	15mo	$50,000	$59	45
3538 Cresthill Ave	0.55mi	1/1.0 (-1)	673 (-11%)	10mo	$13,000	$19	43
3536 Log Cabin Dr	0.37mi	1/1.0 (-1)	854 (+13%)	17mo	$6,500	$8	41
3555 Plymouth Dr	0.60mi	3/1.0 (+1)	864 (+15%)	2mo	$49,000	$57	41

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: 30.3%
• Equity multiple: 2.30×
• Total profit: $19,779
• Equity at exit: $8,126

10-year hold

• IRR: 38.4%
• Equity multiple: 4.85×
• Total profit: $58,762
• Equity at exit: $4,712

Cash invested: $15,260 (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: 258
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $970 high
• Mortgage (P&I): −$286
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $424

Break-even live

Break-even rent $433

Max offer price $54,500

Occupancy floor 51%

Sensitivity live

Price	-10% $455	-5% $440	+0% $424	+5% $409	+10% $393
Rent	-10% $348	-5% $386	+0% $424	+5% $463	+10% $501
Rate	-1.0pp $452	-0.5pp $438	base $424	+0.5pp $410	+1.0pp $396

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	14d	1	0.16mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	22d	1	0.20mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	22d	1	0.21mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.44mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	0.48mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	22d	1	0.48mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	0.58mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	22d	1	0.58mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	0.79mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	44d	1	0.80mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	22d	1	0.81mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	0.90mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	22d	1	0.90mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	0.90mi
3324 Vineville Ave Unit 57A Macon, GA	1.0	1.0	680	$800	$1.18	22d	1	0.90mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	44d	1	0.95mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	0.97mi
140 Prentice Pl Apt F Macon, GA	1.0	1.0	600	$785	$1.31	44d	1	0.97mi
140 Prentice Pl Apt E Macon, GA	1.0	1.0	600	$1,400	$2.33	44d	1	0.97mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	0.97mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.98mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	44d	1	0.99mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	44d	1	1.10mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	14d	1	1.10mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	1.12mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	1.13mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	1.21mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	22d	1	1.21mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	22d	1	1.28mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	1.32mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	14d	1	1.32mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	1.33mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	44d	1	1.38mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	44d	1	1.38mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	14d	1	1.39mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	22d	1	1.41mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	44d	1	1.42mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	22d	1	1.44mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	44d	1	1.46mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $54,500 Active 213 DOM
2. 2026-06-19
   pricedays on market $54,500 Active 211 DOM
3. 2026-06-18
   days on market $58,500 Active 210 DOM
4. 2026-06-17
   days on market $58,500 Active 209 DOM
5. 2026-06-16
   days on market $58,500 Active 208 DOM
6. 2026-06-15
   days on market $58,500 Active 207 DOM
7. 2026-06-14
   days on market $58,500 Active 205 DOM
8. 2026-06-13
   days on market $58,500 Active 204 DOM
9. 2026-06-10
   days on market $58,500 Active 202 DOM
10. 2026-06-09
    days on market $58,500 Active 201 DOM
11. 2026-06-09
    days on market $58,500 Active 200 DOM
12. 2026-06-07
    days on market $58,500 Active 199 DOM
13. 2026-06-03
    days on market $58,500 Active 195 DOM
14. 2026-06-03
    days on market $58,500 Active 194 DOM
15. 2026-05-31
    days on market $58,500 Active 193 DOM
16. 2026-05-30
    days on market $58,500 Active 192 DOM
17. 2026-05-13
    price $58,500 321-char remark

    Show marketing remark (321 chars)

    Great investment property with an established tenant. This all brick, 2 bedroom, 1 bath home with brand new HVAC is located in the heart of Macon GA. This rental home will be a fantastic addition to your current portfolio or be a perfect way to get started in the rental property ownership. Please do not disturb tenants.

18. 2026-04-06
    price $61,500 321-char remark

    Show marketing remark (321 chars)

    Great investment property with an established tenant. This all brick, 2 bedroom, 1 bath home with brand new HVAC is located in the heart of Macon GA. This rental home will be a fantastic addition to your current portfolio or be a perfect way to get started in the rental property ownership. Please do not disturb tenants.

19. 2026-02-28
    price $64,500 321-char remark

    Show marketing remark (321 chars)

    Great investment property with an established tenant. This all brick, 2 bedroom, 1 bath home with brand new HVAC is located in the heart of Macon GA. This rental home will be a fantastic addition to your current portfolio or be a perfect way to get started in the rental property ownership. Please do not disturb tenants.

20. 2026-01-05
    price $66,500 321-char remark

    Show marketing remark (321 chars)

    Great investment property with an established tenant. This all brick, 2 bedroom, 1 bath home with brand new HVAC is located in the heart of Macon GA. This rental home will be a fantastic addition to your current portfolio or be a perfect way to get started in the rental property ownership. Please do not disturb tenants.

21. 2025-11-19
    listed $68,500 Active 321-char remark

    Show marketing remark (321 chars)

    Great investment property with an established tenant. This all brick, 2 bedroom, 1 bath home with brand new HVAC is located in the heart of Macon GA. This rental home will be a fantastic addition to your current portfolio or be a perfect way to get started in the rental property ownership. Please do not disturb tenants.

22. 2017-05-02
    soldstatus $23,000 252-char remark

    Show marketing remark (252 chars)

    Brick, 2 bedroom, 1 bath home. Do Not disturb tenants. Invested property, currently rented for $500 per month. Tenant has lived in property for 3 years. This home was remolded about 8 years ago. Seller is licensed Real estate Agent in state of Georgia.

23. 2017-04-10
    listed $23,000 252-char remark

    Show marketing remark (252 chars)

    Brick, 2 bedroom, 1 bath home. Do Not disturb tenants. Invested property, currently rented for $500 per month. Tenant has lived in property for 3 years. This home was remolded about 8 years ago. Seller is licensed Real estate Agent in state of Georgia.

24. 2006-12-18
    soldstatus $22,000
25. 2006-12-18
    soldstatus $22,000

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $501 · $42/mo
• Expected delta: +$96/yr (+$8/mo · 23.7%)

ⓘ 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: $11,644
• − Mortgage interest: −$3,053
• − Property taxes: −$405
• − Insurance: −$272
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$1,585
• Taxable income: $4,464
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,019/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

+165.9% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $58,500 MGMLS
• 2026-04-06 Price Changed $61,500 MGMLS
• 2026-02-28 Price Changed $64,500 MGMLS
• 2026-01-05 Price Changed $66,500 MGMLS
• 2025-11-19 Listed $68,500 MGMLS
• 2017-05-02 Sold (MLS) $23,000 MGMLS
• 2017-04-10 Listed $23,000 MGMLS
• 2006-12-18 Sold (Public Records) $22,000 Public Records
• 2006-12-18 Sold (Public Records) $22,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $405 · -1.3% YoY. Source: county tax records.