1174 Davis St E · Macon-Bibb County, GA 31211

$116,000

3 bd · 1.0 ba · 2,193 sqft · SingleFamily public records · 134 Days on market

Built 1900 0.27 ac lot $53/sqft · 39% below area Est $190k · 39% under

---

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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect investment home to add to your portfolio! This 3BR/2.5 brick home is located on a large corner lot with end of street privacy and covered front porch. Currently section 8 long term tenant at $950 per month. Do not disturb tenant! Adjacent 1154 Davis Circle can also be purchased as a package !

Key facts

• Covered front porch
• Corner lot
• 0.27 acre lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• END OF STREET PRIVACY

🏷️ Possibly a rental listed for sale. The $116,000 price doesn't fit this home's estimated sale value (~$189,948) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Market conditions: 156 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($49k/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 $802 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $102,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1900 — 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: 1.33% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (median comp): $189,948
• List price: $116,000
• Delta: -38.93%
• 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
1164 S Jackson Springs Rd	0.43mi	3/2.0	2,042 (-7%)	7mo	$328,000	$161	59
944 Nottingham Dr	0.67mi	3/2.0	2,301 (+5%)	1mo	$280,000	$122	56
865 Nottingham Dr	0.60mi	2/1.5 (-1)	2,121 (-3%)	5mo	$208,400	$98	55
861 Nottingham Dr	0.60mi	3/2.5	2,264 (+3%)	16mo	$299,000	$132	47
996 Summit Ave	0.39mi	3/2.5	2,379 (+8%)	20mo	$190,000	$80	45
1636 Huntley Ridge Dr	0.67mi	4/3.0 (+1)	2,100 (-4%)	10mo	$173,000	$82	40
1827 Long Ridge Dr	0.64mi	3/2.0	2,029 (-8%)	17mo	$196,000	$97	39
532 Woolfolk St	0.73mi	4/2.0 (+1)	1,932 (-12%)	7mo	$52,500	$27	31

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $11,681
• Equity at exit: $17,296

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $49,369
• Equity at exit: $10,030

Cash invested: $32,480 (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 31211

• Active inventory: 156
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$608
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $479

Break-even live

Break-even rent $931

Max offer price $116,000

Occupancy floor 64%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	20d	1	0.18mi
870 Laurel Ave Macon, GA	3.0	2.0	2205	$1,300	$0.59	43d	1	0.47mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	43d	1	0.55mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	13d	1	0.62mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	43d	1	0.66mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	20d	1	0.66mi
1933 Deerwood Pl Macon, GA	3.0	2.0	1572	$1,650	$1.05	13d	1	0.93mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.35mi

Listing history 24 events

1. 2026-06-19
   days on market $116,000 Active 134 DOM
2. 2026-06-18
   days on market $116,000 Active 133 DOM
3. 2026-06-17
   days on market $116,000 Active 132 DOM
4. 2026-06-16
   days on market $116,000 Active 131 DOM
5. 2026-06-15
   days on market $116,000 Active 130 DOM
6. 2026-06-14
   days on market $116,000 Active 128 DOM
7. 2026-06-13
   days on market $116,000 Active 127 DOM
8. 2026-06-10
   days on market $116,000 Active 125 DOM
9. 2026-06-09
   days on market $116,000 Active 124 DOM
10. 2026-06-09
    days on market $116,000 Active 123 DOM
11. 2026-06-07
    days on market $116,000 Active 122 DOM
12. 2026-06-03
    days on market $116,000 Active 118 DOM
13. 2026-06-02
    days on market $116,000 Active 117 DOM
14. 2026-06-01
    days on market $116,000 Active 116 DOM
15. 2026-05-31
    days on market $116,000 Active 115 DOM
16. 2026-05-30
    days on market $116,000 Active 114 DOM
17. 2026-03-10
    price $116,000 303-char remark

    Show marketing remark (301 chars)

    Perfect investment home to add to your portfolio! This 3BR/2.5 brick home is located on a large corner lot with end of street privacy and covered front porch. Currently section 8 long term tenant at $950 per month. Do not disturb tenant! Adjacent 1154 Davis Circle can also be purchased as a package!

18. 2026-03-10
    price $116,000 301-char remark

    Show marketing remark (301 chars)

    Perfect investment home to add to your portfolio! This 3BR/2.5 brick home is located on a large corner lot with end of street privacy and covered front porch. Currently section 8 long term tenant at $950 per month. Do not disturb tenant! Adjacent 1154 Davis Circle can also be purchased as a package!

19. 2026-02-05
    listed $125,000 Active 303-char remark

    Show marketing remark (303 chars)

    Perfect investment home to add to your portfolio! This 3BR/2.5 brick home is located on a large corner lot with end of street privacy and covered front porch. Currently section 8 long term tenant at $950 per month. Do not disturb tenant! Adjacent 1154 Davis Circle can also be purchased as a package !

20. 2026-02-02
    listed $125,000 New 301-char remark

    Show marketing remark (301 chars)

    Perfect investment home to add to your portfolio! This 3BR/2.5 brick home is located on a large corner lot with end of street privacy and covered front porch. Currently section 8 long term tenant at $950 per month. Do not disturb tenant! Adjacent 1154 Davis Circle can also be purchased as a package!

21. 2022-04-15
    soldstatus $115,000
22. 2022-04-15
    soldstatus $115,000
23. 2022-03-18
    listed $399,000
24. 2006-01-03
    soldstatus $22,212

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$121/yr (+$10/mo · 12.8%)

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

Taxation est. · year 1

• Rental income: $18,445
• − Mortgage interest: −$6,498
• − Property taxes: −$946
• − Insurance: −$580
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$3,375
• Taxable income: $4,095
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $4,763/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): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 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: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

+422.2% since first listed

8 events — show timeline

• 2026-03-10 Price Changed $116,000 MGMLS
• 2026-03-10 Price Changed $116,000 GAMLS
• 2026-02-05 Listed $125,000 MGMLS
• 2026-02-02 Listed $125,000 GAMLS
• 2022-04-15 Sold (Public Records) $115,000 Public Records
• 2022-04-15 Sold (MLS) $115,000 MGMLS
• 2022-03-18 Listed $399,000 MGMLS
• 2006-01-03 Sold (Public Records) $22,212 Public Records

Property tax history

+8.5%/yr

Latest (2025): $946 · -1.3% YoY. Source: county tax records.