1036 Hillyer Ave · Macon-Bibb County, GA 31204

$155,000

4 bd · 2.0 ba · 2,158 sqft · SingleFamily public records

Built 1933 0.25 ac lot

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Why this score? — see what drove the D+ 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• 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

Updated 3 bedroom/2 bath single level house. Updated with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new water heater & detached workshop!

Key facts

• 0.25 acre lot
• Garage
• Built 1933

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (3.9% below list).
• Recommended offer: $149k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.5% 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 D — 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: 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 fast (+4.6%/yr); 257 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,489/mo this rent would consume 46% of the median local household income ($39k/yr) (locally 2674% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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 1933 — 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 $148,882 (3.9% below list)

Questions for the listing agent

1. Built in 1933 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $99,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1293 Courtland Ave	0.23mi	3/2.0 (-1)	2,114 (-2%)	8mo	$131,740	$62	74
2794 Napier Ave	0.19mi	3/2.0 (-1)	2,247 (+4%)	12mo	$167,980	$75	69
2710 Napier Ave	0.08mi	3/2.5 (-1)	2,330 (+8%)	10mo	$70,000	$30	67
2620 Stanislaus Cir	0.40mi	3/2.0 (-1)	2,019 (-6%)	3mo	$360,000	$178	63
2713 Suwanee Ave	0.22mi	3/2.0 (-1)	1,879 (-13%)	3mo	$85,500	$46	61
2687 Hillcrest Ave	0.15mi	3/2.0 (-1)	2,437 (+13%)	13mo	$45,000	$18	55
1197 Hillyer Ave	0.14mi	3/2.0 (-1)	1,858 (-14%)	13mo	$85,000	$46	54
1196 Courtland Ave	0.17mi	3/2.0 (-1)	1,836 (-15%)	12mo	$63,000	$34	52
1159 Huguenin Ave	0.68mi	4/2.0	2,020 (-6%)	7mo	$45,000	$22	52
2334 Napier Ave	0.41mi	3/1.5 (-1)	1,900 (-12%)	3mo	$47,500	$25	51
154 Buckingham Pl	0.72mi	3/1.0 (-1)	1,840 (-15%)	12mo	$104,000	$57	23
154 Buckingham Pl	0.72mi	3/1.0 (-1)	1,840 (-15%)	13mo	$104,000	$57	22

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,915
• Equity at exit: $23,111

10-year hold

• IRR: 4.7%
• Equity multiple: 1.37×
• Total profit: $15,944
• Equity at exit: $13,402

Cash invested: $43,400 (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: 257
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$813
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $185

Break-even live

Break-even rent $1,255

Max offer price $155,000

Occupancy floor 83%

Sensitivity live

Price	-10% $273	-5% $229	+0% $185	+5% $141	+10% $97
Rent	-10% $67	-5% $126	+0% $185	+5% $244	+10% $303
Rate	-1.0pp $263	-0.5pp $224	base $185	+0.5pp $145	+1.0pp $104

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	23d	1	0.04mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	46d	1	0.04mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	46d	1	0.05mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	23d	1	0.06mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	23d	1	0.16mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	46d	1	0.21mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	23d	1	0.27mi
1221 Brentwood Ave Macon, GA	5.0	2.0	2026	$1,399	$0.69	46d	1	0.27mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	46d	1	0.28mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	46d	1	0.69mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	23d	1	0.90mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	23d	1	0.90mi
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	15d	1	0.96mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	46d	1	0.99mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	23d	1	1.01mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	46d	1	1.02mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	46d	1	1.12mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	23d	1	1.19mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	15d	1	1.24mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	23d	1	1.27mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	23d	1	1.27mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	15d	1	1.36mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	46d	1	1.44mi

Listing history 18 events

1. 2026-05-04
   historical
2. 2026-05-01
   listed $155,000
3. 2025-11-21
   status Under Contract
4. 2025-11-21
   historical
5. 2025-11-18
   listed $150,000 New
6. 2022-11-23
   soldstatus $157,000
7. 2022-11-22
   soldstatus $157,000 206-char remark

   Show marketing remark (206 chars)

   Updated 3 bedroom/2 bath single level house. Updated with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new water heater & detached workshop!

8. 2022-11-22
   soldstatus $157,000 Closed

   Show marketing remark (206 chars)

   Updated 3 bedroom/2 bath single level house. Updated with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new water heater & detached workshop!

9. 2022-10-24
   historical
10. 2022-10-20
    historical
11. 2022-10-12
    listed $160,000 206-char remark

    Show marketing remark (206 chars)

    Updated 3 bedroom/2 bath single level house. Updated with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new water heater & detached workshop!

12. 2022-10-12
    listed $160,000

    Show marketing remark (206 chars)

    Updated 3 bedroom/2 bath single level house. Updated with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new water heater & detached workshop!

13. 2022-10-12
    listed $160,000 New

    Show marketing remark (206 chars)

    Updated 3 bedroom/2 bath single level house. Updated with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new water heater & detached workshop!

14. 2021-06-14
    soldstatus $57,500
15. 2021-06-08
    soldstatus $57,500
16. 2021-04-20
    listed $69,900
17. 2005-12-15
    soldstatus $88,000
18. 2000-08-31
    soldstatus $68,000

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$60/yr (+$5/mo · 4.4%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,866
• − Mortgage interest: −$8,682
• − Property taxes: −$1,366
• − Insurance: −$775
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$4,509
• Taxable loss: −$325
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $2,297/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

+127.9% since first listed

18 events — show timeline

• 2026-05-04 Listing Removed — GAMLS
• 2026-05-01 Listed $155,000 GAMLS
• 2025-11-21 Pending — GAMLS
• 2025-11-21 Listing Removed — GAMLS
• 2025-11-18 Listed $150,000 GAMLS
• 2022-11-23 Sold (Public Records) $157,000 Public Records
• 2022-11-22 Sold (MLS) $157,000 CGMLS
• 2022-11-22 Sold (MLS) $157,000 MGMLS
• 2022-10-24 Delisted — CGMLS
• 2022-10-20 Listing Removed — GAMLS
• 2022-10-12 Listed $160,000 GAMLS
• 2022-10-12 Listed $160,000 CGMLS
• 2022-10-12 Listed $160,000 MGMLS
• 2021-06-14 Sold (Public Records) $57,500 Public Records
• 2021-06-08 Sold (MLS) $57,500 MGMLS
• 2021-04-20 Listed $69,900 MGMLS
• 2005-12-15 Sold (Public Records) $88,000 Public Records
• 2000-08-31 Sold (Public Records) $68,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,366 · -1.3% YoY. Source: county tax records.