1211 Schley St · Macon-Bibb County, GA 31206

$45,000

4 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 45 Days on market

Built 1944 8,712 sqft lot $32/sqft · 44% below area Est $80k · 44% under

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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
• 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

Property is perfect for an investor to complete a rehab.

Key facts

• 8,712 sq ft lot
• Built 1944
• Listed 44 days

Property features AI

Finance

• Other: Address: 1211 Schley St, Macon, GA 31206; Subdivision: Bruce-Bedingfield; Lot size approximately 0.2 acre (8712 sq ft); Listing price $45,000; Public-record living area 1408 square feet; 1 photo available
• Financial info: Listing available for cash and other terms
• HOA & community: No homeowners association

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Electric service on property
• Home design: Single-family residence (house); Built in 1944; Composition roof
• Construction: Construction materials listed as other; No basement
• Exterior features: Private lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms on the main level
• Flooring: Flooring listed as other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Has heating (type listed as other); Has cooling (type listed as other)
• Interior features: One-level living; Fixer condition
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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: Southfield Elementary School (math 5% / reading 6%, grade F, #1,158 of 1,228 statewide, top 94%, 737 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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 (+5.0%/yr); 207 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $1,218/mo this rent would consume 49% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1944 — 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: 2.71% ✓
• Cap rate: 24.09%
• Cash-on-cash: 63.57%
• DSCR: 3.83
• GRM: 3.1

CMA / ARV

• ARV (median comp): $79,741
• List price: $45,000
• Delta: -43.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1250 Schley St	0.04mi	4/2.0	1,348 (-4%)	2mo	$132,500	$98	89
1336 Peavy Dr	0.20mi	3/2.0 (-1)	1,393 (-1%)	1mo	$132,000	$95	83
1175 Hartley St	0.13mi	4/2.0	1,344 (-4%)	5mo	$125,000	$93	82
1308 Dewey St	0.13mi	4/2.0	1,456 (+3%)	7mo	$138,000	$95	82
935 Troupe St	0.59mi	4/2.0	1,430 (+2%)	6mo	$85,000	$59	65
4322 Mikado Ave	0.43mi	3/2.0 (-1)	1,344 (-4%)	5mo	$75,500	$56	63
1289/91 Rocky Creek Rd	0.57mi	4/2.0	1,404 (-0%)	15mo	$75,000	$53	60
1205 Buena Vista Ave	0.37mi	3/1.0 (-1)	1,321 (-6%)	8mo	$8,000	$6	57
1275 Triple Hill Dr	0.69mi	3/2.0 (-1)	1,400 (-1%)	10mo	$130,000	$93	54
4133 Buena Vista Ave	0.53mi	3/2.0 (-1)	1,257 (-11%)	5mo	$45,000	$36	49
4043 Emory Dr	0.74mi	3/2.0 (-1)	1,372 (-3%)	10mo	$147,700	$108	48
4055 Emory Dr	0.72mi	3/1.0 (-1)	1,216 (-14%)	2mo	$58,000	$48	33

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: 64.9%
• Equity multiple: 4.00×
• Total profit: $37,765
• Equity at exit: $6,710

10-year hold

• IRR: 69.9%
• Equity multiple: 8.82×
• Total profit: $98,512
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$236
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $667

Break-even live

Break-even rent $373

Max offer price $45,000

Occupancy floor 40%

Sensitivity live

Price	-10% $693	-5% $680	+0% $667	+5% $655	+10% $642
Rent	-10% $571	-5% $619	+0% $667	+5% $716	+10% $764
Rate	-1.0pp $690	-0.5pp $679	base $667	+0.5pp $656	+1.0pp $644

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	44d	1	0.35mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	0.44mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	0.48mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.51mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	14d	1	0.74mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.81mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.87mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.93mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.95mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	44d	1	0.99mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	0.99mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	1.11mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	1.18mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	1.23mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.29mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	1.37mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	1.43mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	1.43mi

Listing history 19 events

1. 2026-06-19
   days on market $45,000 Active 45 DOM
2. 2026-06-18
   days on market $45,000 Active 44 DOM
3. 2026-06-17
   days on market $45,000 Active 43 DOM
4. 2026-06-16
   days on market $45,000 Active 42 DOM
5. 2026-06-15
   days on market $45,000 Active 41 DOM
6. 2026-06-14
   days on market $45,000 Active 39 DOM
7. 2026-06-13
   days on market $45,000 Active 38 DOM
8. 2026-06-10
   days on market $45,000 Active 36 DOM
9. 2026-06-09
   days on market $45,000 Active 35 DOM
10. 2026-06-09
    days on market $45,000 Active 34 DOM
11. 2026-06-07
    days on market $45,000 Active 33 DOM
12. 2026-06-03
    days on market $45,000 Active 29 DOM
13. 2026-06-02
    days on market $45,000 Active 28 DOM
14. 2026-06-01
    days on market $45,000 Active 27 DOM
15. 2026-05-31
    days on market $45,000 Active 26 DOM
16. 2026-05-30
    days on market $45,000 Active 25 DOM
17. 2026-05-05
    listed $45,000 New 56-char remark
18. 2026-05-04
    historical
19. 2025-07-14
    listed $45,000 New

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $475 · $40/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 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: $14,610
• − Mortgage interest: −$2,521
• − Property taxes: −$475
• − Insurance: −$225
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$1,309
• Taxable income: $7,742
• Est. tax owed @ 24.0%: −$1,858
• After-tax cash flow: $6,152/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

+0.0% since first listed

3 events — show timeline

• 2026-05-05 Listed $45,000 GAMLS
• 2026-05-04 Listing Removed — GAMLS
• 2025-07-14 Listed $45,000 GAMLS

Property tax history

+11.7%/yr

Latest (2025): $475 · +8.4% YoY. Source: county tax records.