1219 Burton Ave · Macon-Bibb County, GA 31203

$49,000

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 32 Days on market

Built 1936 7,405 sqft lot $60/sqft · 22% below area Est $63k · 22% under ↓ 51% since listing

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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
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Charming vintage single-family home in a booming and actively developing area of Macon featuring 2 bedrooms, 1 bathroom, and a functional kitchen with fresh exterior paint, offering great curb appeal! This occupied property is currently tenant occupied and offers classic character, strong rental potential, and immediate cash flow for investors seeking upside in rental income and long-term appreciation in Middle Georgia. Property is being sold AS-IS, seller will make no repairs, and seller has no knowledge of roof age, buyer to verify all.

Key facts

• 7,405 sq ft lot
• Built 1936
• Listed 31 days

Property features AI

Finance

• Other: Lot size approximately 0.17 acres; Subdivision: Georgia Place; Address: 1219 Burton Ave, Macon, GA 31203
• Financial info: Listing terms include cash and other; Property sold as-is
• HOA & community: Has association; Association fee: $0; Association fee includes: Other; Community features: None

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; No utilities listed
• Home design: Single-family house; Residential property; Resale condition; Built in 1936; Entry level: One story
• Construction: Construction materials: Other; Year built: 1936
• Exterior features: Roof: Other; Lot features: Other; Water body: None

Interior

• Kitchen: Appliances: Other
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: One-level layout; No basement; No fireplaces; No common walls
• Laundry & utility: No laundry facilities

🏷️ Possibly a rental listed for sale. The $49,000 price doesn't fit this home's estimated sale value (~$62,664) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($918 rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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: Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 students, 100% FRL); Westside High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,025 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: 1 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($339 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 1936 — 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 $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.87% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.47%
• DSCR: 2.58
• GRM: 4.4

CMA / ARV

• ARV (median comp): $62,664
• List price: $49,000
• Delta: -21.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 Wellworth Ave	0.56mi	2/1.0	806 (-1%)	7mo	$60,000	$74	67
3320 Napier Ave	0.42mi	2/1.0	864 (+6%)	11mo	$70,000	$81	60
3053 Churchill St	0.36mi	2/1.0	890 (+10%)	15mo	$83,000	$93	55
3323 Mary Dr	0.67mi	2/1.0	838 (+3%)	17mo	$92,500	$110	49
3369 Matheson Dr	0.58mi	2/1.0	754 (-7%)	18mo	$53,500	$71	46
1513 Dexter Ave	0.48mi	3/1.0 (+1)	900 (+11%)	14mo	$73,120	$81	43
3325 Shaw Dr	0.69mi	2/1.0	910 (+12%)	20mo	$59,000	$65	31
330 Hortman Ave	0.70mi	3/1.0 (+1)	919 (+13%)	14mo	$65,982	$72	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 3.31×
• Total profit: $31,734
• Equity at exit: $22,033

10-year hold

• IRR: 41.0%
• Equity multiple: 6.60×
• Total profit: $76,784
• Equity at exit: $33,955

Cash invested: $13,720 (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 31203

• Active inventory: 1
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $918 high
• Mortgage (P&I): −$257
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $406

Break-even live

Break-even rent $405

Max offer price $49,000

Occupancy floor 51%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	43d	1	0.29mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.30mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.37mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	0.37mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.41mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	0.60mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	0.60mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.65mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.67mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	0.95mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	21d	1	1.01mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	1.03mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	1.07mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	43d	1	1.07mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	21d	1	1.09mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	43d	1	1.12mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	43d	1	1.14mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	43d	1	1.15mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	43d	1	1.16mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	43d	1	1.16mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	1.17mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	43d	4	1.19mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	21d	1	1.25mi
1655 N Atwood Dr Unit 5 Macon, GA	1.0	1.0	750	$850	$1.13	21d	1	1.34mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	43d	1	1.36mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	13d	1	1.37mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	1.37mi
3324 Vineville Ave Unit 57A Macon, GA	1.0	1.0	680	$800	$1.18	21d	1	1.37mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.42mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	13d	1	1.44mi
140 Prentice Pl Apt E Macon, GA	1.0	1.0	600	$1,400	$2.33	43d	1	1.45mi
140 Prentice Pl Apt F Macon, GA	1.0	1.0	600	$785	$1.31	43d	1	1.45mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	43d	1	1.46mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	43d	1	1.50mi

Listing history 35 events

1. 2026-06-19
   days on market $49,000 Active 32 DOM
2. 2026-06-18
   days on market $49,000 Active 31 DOM
3. 2026-06-17
   days on market $49,000 Active 30 DOM
4. 2026-06-16
   days on market $49,000 Active 29 DOM
5. 2026-06-15
   days on market $49,000 Active 28 DOM
6. 2026-06-14
   days on market $49,000 Active 26 DOM
7. 2026-06-13
   days on market $49,000 Active 25 DOM
8. 2026-06-10
   days on market $49,000 Active 23 DOM
9. 2026-06-09
   days on market $49,000 Active 22 DOM
10. 2026-06-08
    days on market $49,000 Active 21 DOM
11. 2026-06-07
    days on market $49,000 Active 20 DOM
12. 2026-06-03
    days on market $49,000 Active 16 DOM
13. 2026-06-02
    days on market $49,000 Active 15 DOM
14. 2026-06-01
    statusdays on market $49,000 Active 14 DOM
15. 2026-05-31
    days on market $49,000 New 13 DOM
16. 2026-05-30
    days on market $49,000 New 12 DOM
17. 2026-05-18
    listed $49,000 New 544-char remark
18. 2026-05-16
    historical
19. 2026-04-08
    listed $49,000 New
20. 2026-03-11
    historical
21. 2026-01-11
    listed $53,000 New
22. 2025-06-11
    historical
23. 2025-02-09
    listed $53,000 New
24. 2024-10-04
    historical
25. 2024-10-04
    historical
26. 2024-06-06
    price $50,000
27. 2024-06-06
    price $50,000
28. 2024-05-04
    listed $60,000 New
29. 2024-05-04
    listed $60,000 Active
30. 2020-03-02
    soldstatus $117,000
31. 2020-02-28
    soldstatus $29,250
32. 2020-02-28
    soldstatus $29,250
33. 2020-02-01
    listed $30,000
34. 2020-02-01
    listed $30,000
35. 2019-06-05
    soldstatus $101,000

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $512 · $43/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 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: $11,022
• − Mortgage interest: −$2,745
• − Property taxes: −$512
• − Insurance: −$245
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,425
• Taxable income: $4,331
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $3,827/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-51.5% since first listed

19 events — show timeline

• 2026-05-18 Listed $49,000 GAMLS
• 2026-05-16 Listing Removed — GAMLS
• 2026-04-08 Listed $49,000 GAMLS
• 2026-03-11 Listing Removed — GAMLS
• 2026-01-11 Listed $53,000 GAMLS
• 2025-06-11 Listing Removed — GAMLS
• 2025-02-09 Listed $53,000 GAMLS
• 2024-10-04 Listing Removed — FMLS
• 2024-10-04 Listing Removed — GAMLS
• 2024-06-06 Price Changed $50,000 GAMLS
• 2024-06-06 Price Changed $50,000 FMLS
• 2024-05-04 Listed $60,000 FMLS
• 2024-05-04 Listed $60,000 GAMLS
• 2020-03-02 Sold (Public Records) $117,000 Public Records
• 2020-02-28 Sold (MLS) $29,250 MGMLS
• 2020-02-28 Sold (MLS) $29,250 GAMLS
• 2020-02-01 Listed $30,000 MGMLS
• 2020-02-01 Listed $30,000 GAMLS
• 2019-06-05 Sold (Public Records) $101,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $512 · +8.5% YoY. Source: county tax records.