1290 Pio Nono Ave · Macon-Bibb County, GA 31204

$118,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 113 Days on market

Built 1929 6,969 sqft lot $69/sqft · 80% above area

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Enjoy the screened-in front porch of this great historic home in the heart of Macon. The home is a very spacious 3-2 with oversized rooms and high ceilings. This is a solid home with lovely hardwood floors throughout. All of the original windows were professionally and meticulously restored to maintain the home's historic character. There is currently a tenant in place, making the home a great choice for a new or seasoned investor, as well as, a great home for a first-time home buyer. The huge gated back yard is ideal for landscaping equipment, a workshop, etc., additionally, the home is close to everything: I-75, Mercer University, Downtown Macon, restaurants and shops...come see this one today! Please do not disturb the tenant. 24 hours notice is required for showings.

Key facts

• Close to i-75
• Historic home
• Hardwood floors

Tags

• SCREENED-IN FRONT PORCH
• HISTORIC HOME
• HARDWOOD FLOORS
• ORIGINAL WINDOWS RESTORED
• CLOSE TO I-75
• CLOSE TO MERCER UNIVERSITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 C — 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); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 41% 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 $816 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 + 4.6% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.
• Current owner paid $60k; list at $118k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $107,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.14% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (median comp): $65,416
• List price: $118,000
• Delta: 80.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2435 Napier Ave	0.23mi	2/2.0 (-1)	1,730 (+2%)	6mo	$126,000	$73	76
1339 Blackmon Ave	0.33mi	3/2.0	1,677 (-1%)	9mo	$24,500	$15	75
2620 Napier Ave	0.15mi	3/1.0	1,759 (+4%)	10mo	$115,000	$65	75
2334 Napier Ave	0.27mi	3/1.5	1,900 (+12%)	3mo	$47,500	$25	63
1492 Virginia Ave	0.38mi	3/1.0	1,590 (-6%)	8mo	$50,000	$31	61
292 Cleveland Ave	0.69mi	3/2.0	1,726 (+2%)	9mo	$155,000	$90	58
2713 Suwanee Ave	0.48mi	3/2.0	1,879 (+10%)	3mo	$85,500	$46	58
2960 Churchill St	0.61mi	4/2.0 (+1)	1,608 (-5%)	1mo	$70,000	$44	56
248 Clisby Pl	0.74mi	3/2.0	1,698 (-0%)	11mo	$145,000	$85	56
1058 Crescent Ave	0.39mi	3/2.0	1,508 (-11%)	10mo	$50,000	$33	55
1184 Holt Ave	0.44mi	2/2.0 (-1)	1,832 (+8%)	11mo	$30,000	$16	53
1154 Bartlett St	0.53mi	3/1.0	1,537 (-10%)	6mo	$17,000	$11	51

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,965
• Equity at exit: $17,594

10-year hold

• IRR: 14.7%
• Equity multiple: 2.26×
• Total profit: $41,742
• Equity at exit: $10,202

Cash invested: $33,040 (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: 255
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$619
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $344

Break-even live

Break-even rent $906

Max offer price $118,000

Occupancy floor 69%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	44d	1	0.17mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	21d	1	0.25mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	44d	1	0.29mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	44d	1	0.31mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	21d	1	0.31mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	44d	1	0.32mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	21d	1	0.38mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	0.39mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	44d	1	0.39mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.41mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	21d	1	0.53mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	0.74mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.89mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	44d	1	0.89mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	13d	1	0.89mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	0.93mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	21d	5	0.96mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	21d	1	0.98mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	21d	1	0.98mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.98mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.98mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.98mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.98mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	13d	1	1.00mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.03mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	21d	1	1.07mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	21d	1	1.09mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	1.12mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	1.14mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	1.14mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	1.20mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	44d	1	1.21mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	21d	1	1.26mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.27mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	44d	1	1.27mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.29mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.29mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	44d	1	1.30mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.30mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	44d	1	1.33mi

Listing history 30 events

1. 2026-06-19
   days on market $118,000 Active 113 DOM
2. 2026-06-18
   days on market $118,000 Active 112 DOM
3. 2026-06-17
   days on market $118,000 Active 111 DOM
4. 2026-06-16
   days on market $118,000 Active 110 DOM
5. 2026-06-15
   days on market $118,000 Active 109 DOM
6. 2026-06-14
   days on market $118,000 Active 107 DOM
7. 2026-06-13
   days on market $118,000 Active 106 DOM
8. 2026-06-10
   days on market $118,000 Active 104 DOM
9. 2026-06-09
   days on market $118,000 Active 103 DOM
10. 2026-06-09
    days on market $118,000 Active 102 DOM
11. 2026-06-07
    days on market $118,000 Active 101 DOM
12. 2026-06-03
    days on market $118,000 Active 97 DOM
13. 2026-06-02
    days on market $118,000 Active 96 DOM
14. 2026-06-01
    days on market $118,000 Active 95 DOM
15. 2026-05-31
    days on market $118,000 Active 94 DOM
16. 2026-05-30
    days on market $118,000 Active 93 DOM
17. 2026-02-26
    listed $122,000 New 788-char remark

    Show marketing remark (788 chars)

    Enjoy the screened-in front porch of this great historic home in the heart of Macon. The home is a very spacious 3-2 with oversized rooms and high ceilings. This is a solid home with lovely hardwood floors throughout. All of the original windows were professionally and meticulously restored to maintain the home's historic character. There is currently a tenant in place, making the home a great choice for a new or seasoned investor, as well as, a great home for a first-time home buyer. The huge gated back yard is ideal for landscaping equipment, a workshop, etc., additionally, the home is close to everything: I-75, Mercer University, Downtown Macon, restaurants and shops...come see this one today! Please do not disturb the tenant. 24 hours notice is required for showings.

18. 2024-02-23
    soldstatus $60,000 Sold 314-char remark

    Show marketing remark (314 chars)

    Investment opportunity! With 3 bedrooms, 2 baths, this property combines practicality with charm. Featuring beautiful hardwood floors, spacious rooms, and a screened porch all within the central community of Macon. Don't miss out on the opportunity to make this property a cornerstone of your investment portfolio!

19. 2024-02-23
    soldstatus $60,000 Closed

    Show marketing remark (314 chars)

    Investment opportunity! With 3 bedrooms, 2 baths, this property combines practicality with charm. Featuring beautiful hardwood floors, spacious rooms, and a screened porch all within the central community of Macon. Don't miss out on the opportunity to make this property a cornerstone of your investment portfolio!

20. 2024-02-22
    soldstatus $60,000
21. 2024-02-12
    status Under Contract 314-char remark

    Show marketing remark (314 chars)

    Investment opportunity! With 3 bedrooms, 2 baths, this property combines practicality with charm. Featuring beautiful hardwood floors, spacious rooms, and a screened porch all within the central community of Macon. Don't miss out on the opportunity to make this property a cornerstone of your investment portfolio!

22. 2024-02-12
    historical Active Under Contract

    Show marketing remark (314 chars)

    Investment opportunity! With 3 bedrooms, 2 baths, this property combines practicality with charm. Featuring beautiful hardwood floors, spacious rooms, and a screened porch all within the central community of Macon. Don't miss out on the opportunity to make this property a cornerstone of your investment portfolio!

23. 2024-02-08
    price $60,000 314-char remark

    Show marketing remark (314 chars)

    Investment opportunity! With 3 bedrooms, 2 baths, this property combines practicality with charm. Featuring beautiful hardwood floors, spacious rooms, and a screened porch all within the central community of Macon. Don't miss out on the opportunity to make this property a cornerstone of your investment portfolio!

24. 2024-02-08
    price $65,000 314-char remark

    Show marketing remark (314 chars)

    Investment opportunity! With 3 bedrooms, 2 baths, this property combines practicality with charm. Featuring beautiful hardwood floors, spacious rooms, and a screened porch all within the central community of Macon. Don't miss out on the opportunity to make this property a cornerstone of your investment portfolio!

25. 2024-02-07
    price $60,000
26. 2023-11-28
    listed $85,000 New 314-char remark

    Show marketing remark (314 chars)

    Investment opportunity! With 3 bedrooms, 2 baths, this property combines practicality with charm. Featuring beautiful hardwood floors, spacious rooms, and a screened porch all within the central community of Macon. Don't miss out on the opportunity to make this property a cornerstone of your investment portfolio!

27. 2023-11-28
    listed $85,000 Active

    Show marketing remark (314 chars)

    Investment opportunity! With 3 bedrooms, 2 baths, this property combines practicality with charm. Featuring beautiful hardwood floors, spacious rooms, and a screened porch all within the central community of Macon. Don't miss out on the opportunity to make this property a cornerstone of your investment portfolio!

28. 2023-01-05
    historical
29. 2022-10-25
    listed $129,000 New
30. 2002-01-23
    soldstatus $65,000

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,086 · $90/mo
• Expected delta: +$517/yr (+$43/mo · 90.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $16,094
• − Mortgage interest: −$6,610
• − Property taxes: −$569
• − Insurance: −$590
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,433
• Taxable income: $2,318
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,574/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

+87.7% since first listed

14 events — show timeline

• 2026-02-26 Listed $122,000 GAMLS
• 2024-02-23 Sold (MLS) $60,000 MGMLS
• 2024-02-23 Sold (MLS) $60,000 GAMLS
• 2024-02-22 Sold (Public Records) $60,000 Public Records
• 2024-02-12 Pending — GAMLS
• 2024-02-12 Contingent — MGMLS
• 2024-02-08 Price Changed $60,000 GAMLS
• 2024-02-08 Price Changed $65,000 GAMLS
• 2024-02-07 Price Changed $60,000 MGMLS
• 2023-11-28 Listed $85,000 MGMLS
• 2023-11-28 Listed $85,000 GAMLS
• 2023-01-05 Listing Removed — GAMLS
• 2022-10-25 Listed $129,000 GAMLS
• 2002-01-23 Sold (Public Records) $65,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $569 · -39.6% YoY. Source: county tax records.