1905 3rd Ave · Macon-Bibb County, GA 31201

$67,000

3 bd · 2.0 ba · 1,804 sqft · SingleFamily public records · 18 Days on market

Built 1934 4,791 sqft lot ↓ 3% since listing

---

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
• 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

Exciting potential in a growing area experiencing renewed investment and community improvements. We've started the renovations with a new roof in this Revitalizing area. Inside, you'll find a functional floor plan with spacious living areas. This property offers an excellent opportunity to build equity. Conveniently located across from a school and park, near downtown. A Great investment property on corner lot.

Key facts

• Across from school
• Near downtown
• Across from park

Tags

• NEW ROOF
• CORNER LOT
• ACROSS FROM SCHOOL
• ACROSS FROM PARK
• NEAR DOWNTOWN

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public sewer
• Home design: Single-family residence; One level; Fixer condition; No common walls
• Construction: Block foundation; Block and vinyl siding construction; Composition roof; Built with block foundation
• Exterior features: Front porch with screened area; Other exterior features

Interior

• Bedrooms: Total rooms: 2
• Flooring: Hardwood; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Fireplace in the family room; Hardwood flooring; Vinyl flooring; Other flooring types

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% 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.
• Zoned schools: Williams Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 349 students, 100% FRL); Miller Magnet Middle School (math 16% / reading 33%, grade F, #301 of 470 statewide, top 66%, 585 students, 100% FRL); Central High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 844 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 75 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,419/mo this rent would consume 58% 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 $463 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 + 3.1% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $65,995 (1.5% below list)

Questions for the listing agent

1. Built in 1934 — 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: 2.12% ✓
• Cap rate: 18.17%
• Cash-on-cash: 42.40%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $207,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 5th Ave W	0.13mi	4/2.0 (+1)	2,005 (+11%)	2mo	$20,000	$10	69
218 Rogers Ave	0.61mi	3/2.0	1,758 (-2%)	1mo	$253,000	$144	66
2426 Clayton St	0.70mi	3/2.0	1,800 (-0%)	1mo	$345,000	$192	66
377 Grant Ave	0.25mi	4/2.0 (+1)	1,972 (+9%)	3mo	$40,000	$20	65
218 Orange St	0.64mi	4/2.0 (+1)	1,792 (-1%)	5mo	$155,000	$86	60
433 Pinecrest Rd	0.67mi	3/2.5	1,732 (-4%)	2mo	$239,000	$138	58
248 Clisby Pl	0.56mi	3/2.0	1,698 (-6%)	11mo	$145,000	$85	55
136 Corbin Ave	0.67mi	3/2.0	1,755 (-3%)	12mo	$290,000	$165	54
239 Clisby Pl	0.56mi	2/2.0 (-1)	1,866 (+3%)	11mo	$159,900	$86	54
853 Tattnall St	0.69mi	4/3.0 (+1)	1,660 (-8%)	1mo	$280,000	$169	45
2240 Elmridge Dr	0.72mi	3/2.0	1,612 (-11%)	9mo	$185,500	$115	42
1987 Dannenberg Ave	0.65mi	2/2.0 (-1)	2,030 (+12%)	10mo	$16,600	$8	36

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: 39.3%
• Equity multiple: 2.68×
• Total profit: $31,537
• Equity at exit: $9,990

10-year hold

• IRR: 45.7%
• Equity multiple: 5.40×
• Total profit: $82,546
• Equity at exit: $5,793

Cash invested: $18,760 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$351
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $663

Break-even live

Break-even rent $580

Max offer price $67,000

Occupancy floor 48%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	13d	1	0.45mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	43d	1	0.52mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	43d	1	0.52mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	43d	1	0.52mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	43d	1	0.52mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	20d	1	0.54mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	20d	1	0.54mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	0.63mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	43d	1	0.69mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	13d	1	0.75mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	20d	1	0.90mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	0.99mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.01mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.10mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	13d	1	1.13mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	43d	1	1.13mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	20d	1	1.13mi
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	43d	1	1.15mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	20d	1	1.17mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	13d	1	1.18mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	43d	1	1.25mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	43d	1	1.26mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	43d	1	1.30mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	20d	1	1.30mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	20d	1	1.32mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	1.32mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	1.33mi
870 Laurel Ave Macon, GA	3.0	2.0	2205	$1,300	$0.59	43d	1	1.34mi
722 Ash St Macon, GA	2.0	2.0	1700	$3,700	$2.18	43d	1	1.37mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	20d	1	1.43mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	43d	1	1.43mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	43d	1	1.47mi

Listing history 14 events

1. 2026-06-19
   days on market $67,000 Active 18 DOM
2. 2026-06-18
   days on market $67,000 Active 17 DOM
3. 2026-06-17
   days on market $67,000 Active 16 DOM
4. 2026-06-16
   days on market $67,000 Active 15 DOM
5. 2026-06-15
   days on market $67,000 Active 14 DOM
6. 2026-06-14
   days on market $67,000 Active 12 DOM
7. 2026-06-13
   days on market $67,000 Active 11 DOM
8. 2026-06-10
   days on market $67,000 Active 9 DOM
9. 2026-06-09
   days on market $67,000 Active 8 DOM
10. 2026-06-08
    days on market $67,000 Active 7 DOM
11. 2026-06-07
    days on market $67,000 Active 6 DOM
12. 2026-06-03
    days on market $67,000 Active 2 DOM
13. 2026-06-01
    remarks 415-char remark
14. 2026-06-01
    listed $67,000 Active 1 DOM

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $945 · $79/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 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: $17,027
• − Mortgage interest: −$3,753
• − Property taxes: −$945
• − Insurance: −$335
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$1,949
• Taxable income: $7,320
• Est. tax owed @ 24.0%: −$1,757
• After-tax cash flow: $6,198/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

-2.9% since first listed

9 events — show timeline

• 2026-06-01 Listed $67,000 MGMLS
• 2024-04-30 Listing Removed — GAMLS
• 2024-03-04 Relisted — GAMLS
• 2024-03-04 Price Changed $68,900 MGMLS
• 2024-03-04 Price Changed $68,900 GAMLS
• 2024-03-04 Pending — GAMLS
• 2024-03-02 Relisted — GAMLS
• 2024-02-21 Pending — GAMLS
• 2024-02-07 Listed $69,000 GAMLS

Property tax history

+11.5%/yr

Latest (2025): $945 · -0.8% YoY. Source: county tax records.