2431 Rosen Ave · Macon-Bibb County, GA 31206

$79,900

3 bd · 1.0 ba · 810 sqft · SingleFamily public records · 217 Days on market

Built 1958 0.28 ac lot $99/sqft · at area comps Est $79k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.1/15.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

Key facts

• 0.28 acre lot
• Built 1958
• Listed 217 days

Tags

• LARGE FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 (+5.0%/yr); 207 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $1,129/mo this rent would consume 45% of the median local household income ($30k/yr) (locally 1335% 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 $552 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 + 5.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 1958 — 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: 1.41% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (median comp): $79,195
• List price: $79,900
• Delta: 0.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 S Groveland Cir	0.23mi	3/1.0	792 (-2%)	13mo	$64,000	$81	74
2472 Rosen Ave	0.09mi	3/1.0	851 (+5%)	19mo	$103,000	$121	72
5756 Satterfield Dr	0.54mi	3/1.0	828 (+2%)	3mo	$25,000	$30	68
5770 Satterfield Dr	0.54mi	2/1.0 (-1)	828 (+2%)	5mo	$75,000	$91	62
5714 Satterfield Dr	0.56mi	3/1.0	828 (+2%)	18mo	$59,875	$72	55
5771 Satterfield Dr	0.56mi	3/1.0	888 (+10%)	5mo	$65,000	$73	53
5746 Sterling Pl	0.71mi	3/1.0	864 (+7%)	5mo	$20,000	$23	52
2550 Burbank Pl	0.42mi	3/1.0	912 (+13%)	9mo	$74,250	$81	52
4417 Ashland Dr	0.31mi	4/2.0 (+1)	864 (+7%)	18mo	$120,000	$139	50
5711 Sterling Pl	0.74mi	3/2.0	864 (+7%)	2mo	$120,000	$139	49
5779 Satterfield Dr	0.56mi	3/1.0	888 (+10%)	14mo	$55,000	$62	46
5761 Deborah Dr	0.67mi	3/1.0	864 (+7%)	20mo	$58,600	$68	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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.60×
• Total profit: $13,344
• Equity at exit: $11,913

10-year hold

• IRR: 24.7%
• Equity multiple: 3.35×
• Total profit: $52,496
• Equity at exit: $6,908

Cash invested: $22,372 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$419
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $376

Break-even live

Break-even rent $653

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	43d	1	0.11mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	20d	1	0.16mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	13d	1	0.16mi
4331 Ashland Dr Macon, GA	3.0	1.0	864	$1,025	$1.19	43d	1	0.25mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	43d	1	0.26mi
2459 Vivian Dr Macon, GA	3.0	1.0	792	$850	$1.07	13d	1	0.27mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	43d	1	0.32mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	43d	1	0.54mi
2641 Leone Dr N Macon, GA	3.0	1.0	864	$1,100	$1.27	43d	1	0.55mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	43d	1	0.60mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	20d	1	0.71mi
5711 Sterling Pl Macon, GA	3.0	1.0	864	$1,500	$1.74	20d	1	0.72mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	43d	1	0.74mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	43d	1	0.99mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	43d	1	1.32mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	43d	1	1.41mi

Listing history 26 events

1. 2026-05-05
   historical Active Under Contract 300-char remark

   Show marketing remark (302 chars)

   All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC system installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

2. 2026-05-05
   status Under Contract 302-char remark

   Show marketing remark (302 chars)

   All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC system installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

3. 2026-03-31
   status Active 300-char remark

   Show marketing remark (300 chars)

   All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

4. 2026-03-31
   price $79,900 300-char remark

   Show marketing remark (300 chars)

   All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

5. 2026-03-31
   status Price Change 302-char remark

   Show marketing remark (300 chars)

   All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

6. 2026-03-31
   price $79,900 302-char remark

   Show marketing remark (300 chars)

   All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

7. 2026-03-31
   historical 300-char remark

   Show marketing remark (300 chars)

   All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

8. 2026-03-30
   historical 302-char remark

   Show marketing remark (302 chars)

   All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC system installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

9. 2026-02-19
   status Active 300-char remark

   Show marketing remark (302 chars)

   All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC system installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

10. 2026-02-19
    status Back On Market 302-char remark

    Show marketing remark (302 chars)

    All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC system installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

11. 2026-02-13
    status Under Contract 302-char remark

    Show marketing remark (300 chars)

    All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

12. 2026-02-13
    historical Active Under Contract 300-char remark

    Show marketing remark (300 chars)

    All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

13. 2026-01-14
    price $82,000 302-char remark

    Show marketing remark (300 chars)

    All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

14. 2026-01-14
    price $82,000 300-char remark

    Show marketing remark (300 chars)

    All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

15. 2025-11-03
    price $84,500 300-char remark

    Show marketing remark (302 chars)

    All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC system installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

16. 2025-11-03
    price $84,500 302-char remark

    Show marketing remark (302 chars)

    All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC system installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

17. 2025-09-23
    listed $85,000 Active 300-char remark

    Show marketing remark (300 chars)

    All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC unit installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

18. 2025-09-22
    listed $85,000 New 302-char remark

    Show marketing remark (302 chars)

    All-brick 3 bedroom, 1 bath home in Macon, GA with new flooring and a large fenced-in backyard. New HVAC system installed in 2022. Currently tenant-occupied and producing rental income, this property has immediate cash flow. Have your agent call for additional pictures and to schedule an appointment.

19. 2023-08-08
    historical $900
20. 2023-07-24
    listed $900
21. 2022-01-24
    soldstatus $55,000
22. 2022-01-20
    soldstatus $55,000
23. 2021-09-01
    listed $55,000
24. 2017-08-29
    soldstatus $19,109
25. 2017-07-26
    listed $13,200
26. 1998-10-21
    soldstatus $44,000

ⓘ 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: $767 · $64/mo
• Projected year-2 tax: $767 · $64/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $13,551
• − Mortgage interest: −$4,476
• − Property taxes: −$767
• − Insurance: −$400
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,324
• Taxable income: $3,417
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $3,691/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+81.6% since first listed

26 events — show timeline

• 2026-05-05 Contingent — MGMLS
• 2026-05-05 Pending — GAMLS
• 2026-03-31 Relisted — MGMLS
• 2026-03-31 Price Changed $79,900 MGMLS
• 2026-03-31 Relisted — GAMLS
• 2026-03-31 Price Changed $79,900 GAMLS
• 2026-03-31 Delisted — MGMLS
• 2026-03-30 Listing Removed — GAMLS
• 2026-02-19 Relisted — MGMLS
• 2026-02-19 Relisted — GAMLS
• 2026-02-13 Pending — GAMLS
• 2026-02-13 Contingent — MGMLS
• 2026-01-14 Price Changed $82,000 GAMLS
• 2026-01-14 Price Changed $82,000 MGMLS
• 2025-11-03 Price Changed $84,500 MGMLS
• 2025-11-03 Price Changed $84,500 GAMLS
• 2025-09-23 Listed $85,000 MGMLS
• 2025-09-22 Listed $85,000 GAMLS
• 2023-08-08 Rental Removed $900 APPFOLIO
• 2023-07-24 Listed for Rent $900 APPFOLIO
• 2022-01-24 Sold (Public Records) $55,000 Public Records
• 2022-01-20 Sold (MLS) $55,000 MGMLS
• 2021-09-01 Listed $55,000 MGMLS
• 2017-08-29 Sold (MLS) $19,109 GAMLS
• 2017-07-26 Listed $13,200 GAMLS
• 1998-10-21 Sold (Public Records) $44,000 Public Records

Property tax history

+22.0%/yr

Latest (2025): $767 · -1.3% YoY. Source: county tax records.