2684 Hillcrest Ave · Macon-Bibb County, GA 31204

$158,000

3 bd · 2.0 ba · 2,418 sqft · SingleFamily public records · 5 Days on market

Built 1891 8,276 sqft lot Est $310k · 49% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• 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

Welcome to Cherokee Manor - a Charming Historic Duplex - Income Potential with Long-Term Tenant Don't miss this rare opportunity to own a well-maintained, one-story historic duplex full of character and long-term stability. Each spacious unit features classic architectural details, tall ceilings, and generous layouts that reflect the charm of a bygone era. Unit A is currently rented below market value due to a long-term tenant while Unit B has been completely updated with new cabinetry, gas range, microwave, tankless water heater, flooring and paint. This property offers significant upside potential for future income growth. Perfect for investors seeking steady cash flow with room to increa

Key facts

• Tall ceilings
• Generous layouts
• New cabinetry

Tags

• HISTORIC DUPLEX
• CLASSIC ARCHITECTURAL DETAILS
• TALL CEILINGS
• GENEROUS LAYOUTS
• COMPLETELY UPDATED
• NEW CABINETRY

Property features AI

Finance

• Other: Lot roughly 0.19 acre (public records); Two total units
• HOA & community: No HOA; Association fees: none

Exterior

• Parking: Off-street parking; Side or rear entrance
• Utilities: Public water; Public sewer; Electricity on individual meters; Gas on individual meters; Sewer connected; Water billing prorated
• Home design: Residential income property; Duplex (multi-family); Resale; Built in 1891
• Construction: Brick and vinyl siding construction
• Exterior features: Brick and vinyl siding exterior; Sidewalks and street lights in the neighborhood

Interior

• Heating & cooling: Forced air heating; Heat pump; Window cooling units
• Interior features: One level; Crawl space basement; No fireplaces

🏷️ Possibly a rental listed for sale. The $158,000 price doesn't fit this home's estimated sale value (~$309,504) 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/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/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 $154k (2.4% below list).
• Recommended offer: $154k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 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.
• Zoned schools: Alexander Ii Magnet School (math 37% / reading 47%, grade F, #380 of 1,228 statewide, top 33%, 490 students, 100% FRL); 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); 255 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,542/mo this rent would consume 48% 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $27k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $158k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — 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 $154,177 (2.4% below list)

Questions for the listing agent

1. Built in 1891 — 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. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $309,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2687 Hillcrest Ave	0.03mi	3/2.0	2,437 (+1%)	13mo	$45,000	$18	86
2710 Napier Ave	0.20mi	3/2.5	2,330 (-4%)	10mo	$70,000	$30	74
1269 Pio Nono Ave	0.34mi	3/2.5	2,516 (+4%)	17mo	$125,000	$50	61
1293 Courtland Ave	0.35mi	3/2.0	2,114 (-13%)	8mo	$131,740	$62	56
2670 Stanislaus Cir	0.32mi	4/3.0 (+1)	2,700 (+12%)	1mo	$495,000	$183	56
161 Buford Pl	0.72mi	3/2.0	2,184 (-10%)	6mo	$370,000	$169	45
192 Stonewall Pl	0.68mi	3/2.0	2,224 (-8%)	15mo	$222,500	$100	42
2670 Vineville Ave	0.48mi	3/2.5	2,120 (-12%)	16mo	$276,500	$130	42
2670 Vineville Ave	0.48mi	3/2.5	2,120 (-12%)	16mo	$276,500	$130	42
258 Beverly Pl	0.73mi	4/3.0 (+1)	2,278 (-6%)	7mo	$349,900	$154	42
124 Hines Ter	0.64mi	2/1.0 (-1)	2,190 (-9%)	10mo	$175,000	$80	37
2811 Vineville Ave	0.56mi	4/1.5 (+1)	2,181 (-10%)	18mo	$280,000	$128	36

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-7,527
• Equity at exit: $23,558

10-year hold

• IRR: 6.8%
• Equity multiple: 1.54×
• Total profit: $24,077
• Equity at exit: $13,661

Cash invested: $44,240 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$829
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $245

Break-even live

Break-even rent $1,232

Max offer price $158,000

Occupancy floor 79%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	21d	1	0.04mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	43d	1	0.09mi
2733 Hillcrest Ave Macon, GA	4.0	3.0	3094	$2,300	$0.74	13d	1	0.11mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	43d	1	0.13mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	21d	1	0.13mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	21d	1	0.24mi
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	43d	1	0.24mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	43d	1	0.28mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	43d	1	0.41mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	43d	1	0.70mi
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	13d	1	0.82mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	13d	1	0.82mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	43d	1	0.97mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	43d	1	0.97mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	21d	1	1.09mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	43d	1	1.11mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	1.14mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	1.15mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	13d	1	1.24mi

Listing history 7 events

1. 2026-06-19
   statusdays on market $158,000 Active 5 DOM
2. 2026-06-18
   days on market $158,000 Price Change 4 DOM
3. 2026-06-17
   days on market $158,000 Price Change 3 DOM
4. 2026-06-16
   pricestatus $158,000 Price Change 2 DOM
5. 2026-06-16
   days on market $185,000 New 2 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $185,000 New 1 DOM

ⓘ 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: $1,454 · $121/mo
• Expected delta: +$507/yr (+$42/mo · 53.6%)

ⓘ 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: $18,501
• − Mortgage interest: −$8,850
• − Property taxes: −$946
• − Insurance: −$790
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$4,596
• Taxable income: $358
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $2,851/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

+42.3% since first listed

17 events — show timeline

• 2026-06-14 Listed $185,000 GAMLS
• 2024-08-28 Delisted — CGMLS
• 2024-08-12 Pending — CGMLS
• 2024-08-06 Relisted — CGMLS
• 2024-08-04 Pending — CGMLS
• 2024-07-30 Contingent — CGMLS
• 2024-07-29 Listed $79,000 CGMLS
• 2024-07-20 Price Changed $79,000 MGMLS
• 2024-01-25 Sold (Public Records) $66,766 Public Records
• 2023-12-31 Listing Removed — GAMLS
• 2023-08-04 Relisted — GAMLS
• 2023-07-30 Pending — GAMLS
• 2023-06-08 Relisted — GAMLS
• 2023-06-06 Pending — GAMLS
• 2023-05-31 Relisted — GAMLS
• 2023-05-28 Pending — GAMLS
• 2023-05-24 Listed $130,000 GAMLS

Property tax history

+8.5%/yr

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