532 Nelson St · Macon-Bibb County, GA 31206

$45,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 458 Days on market

Built 1950 3,049 sqft lot $43/sqft · 79% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

Key facts

• Updated electrical
• Recent updates
• New doors

Tags

• INVESTMENT OPPORTUNITY
• RECENT UPDATES
• NEW FLOORING
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• NEW DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $628 ($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: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 5.5% 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: Ingram/Pye Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 453 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 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 (+5.0%/yr); 209 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).

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 458 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $35k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $45k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 458 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 1950 — 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: 2.52% ✓
• Cap rate: 23.03%
• Cash-on-cash: 59.77%
• DSCR: 3.66
• GRM: 3.3

CMA / ARV

• ARV (median comp): $25,111
• List price: $45,000
• Delta: 79.20%
• 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
575 Cleveland St	0.12mi	3/1.0	988 (-5%)	1mo	$62,000	$63	85
470 Holloway St	0.21mi	3/1.0	980 (-6%)	11mo	$13,500	$14	71
3229 Harrel St	0.46mi	3/2.5	1,064 (+2%)	8mo	$6,200	$6	63
3423 Flamingo Dr	0.65mi	3/1.0	1,048 (+0%)	14mo	$68,361	$65	58
2152 Houston Ave	0.50mi	3/2.0	1,064 (+2%)	17mo	$39,900	$38	56
536 Heard Ave	0.54mi	3/1.0	1,136 (+9%)	14mo	$60,216	$53	49
594 Grenada Ter	0.71mi	2/1.0 (-1)	1,016 (-3%)	12mo	$65,000	$64	47
759 Harrold St	0.74mi	2/1.0 (-1)	1,054 (+1%)	17mo	$40,000	$38	45
560 Giles St	0.72mi	2/1.0 (-1)	968 (-7%)	6mo	$38,000	$39	44
837 Newberg Ave	0.70mi	3/1.0	966 (-8%)	13mo	$37,000	$38	44
3441 Antioch Hts	0.64mi	3/2.0	897 (-14%)	2mo	$75,000	$84	41
525 Ormond Ter	0.75mi	3/2.0	1,179 (+13%)	9mo	$95,000	$81	32

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: 60.7%
• Equity multiple: 3.78×
• Total profit: $35,038
• Equity at exit: $6,710

10-year hold

• IRR: 66.0%
• Equity multiple: 8.31×
• Total profit: $92,071
• 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: 209
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$236
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $628

Break-even live

Break-even rent $341

Max offer price $45,000

Occupancy floor 40%

Sensitivity live

Price	-10% $653	-5% $640	+0% $628	+5% $615	+10% $602
Rent	-10% $538	-5% $583	+0% $628	+5% $672	+10% $717
Rate	-1.0pp $650	-0.5pp $639	base $628	+0.5pp $616	+1.0pp $604

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	15d	1	0.03mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	45d	1	0.12mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	45d	1	0.18mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	45d	1	0.23mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	0.59mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	45d	1	0.63mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	45d	1	0.67mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	45d	1	0.69mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	45d	1	0.74mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	15d	1	0.76mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	45d	1	0.87mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	45d	1	0.88mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	15d	1	0.89mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	45d	1	0.91mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	22d	1	0.98mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	22d	1	0.98mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	45d	1	1.02mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	15d	1	1.04mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	45d	1	1.10mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	45d	1	1.11mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	45d	1	1.15mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	45d	1	1.18mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	22d	1	1.19mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	45d	1	1.23mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	1.23mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	45d	1	1.25mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	22d	1	1.29mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	22d	1	1.39mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	45d	1	1.41mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	45d	1	1.42mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	15d	1	1.45mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	15d	1	1.48mi

Listing history 38 events

1. 2026-06-21
   days on market $45,000 Active 458 DOM
2. 2026-06-19
   days on market $45,000 Active 456 DOM
3. 2026-06-18
   days on market $45,000 Active 455 DOM
4. 2026-06-17
   days on market $45,000 Active 454 DOM
5. 2026-06-16
   days on market $45,000 Active 453 DOM
6. 2026-06-15
   days on market $45,000 Active 452 DOM
7. 2026-06-14
   days on market $45,000 Active 450 DOM
8. 2026-06-13
   days on market $45,000 Active 449 DOM
9. 2026-06-10
   days on market $45,000 Active 447 DOM
10. 2026-06-09
    days on market $45,000 Active 446 DOM
11. 2026-06-09
    days on market $45,000 Active 445 DOM
12. 2026-06-07
    days on market $45,000 Active 444 DOM
13. 2026-06-03
    days on market $45,000 Active 440 DOM
14. 2026-06-02
    days on market $45,000 Active 439 DOM
15. 2026-06-01
    days on market $45,000 Active 438 DOM
16. 2026-05-31
    days on market $45,000 Active 437 DOM
17. 2026-05-30
    days on market $45,000 Active 436 DOM
18. 2026-05-19
    price $45,000 860-char remark

    Show marketing remark (860 chars)

    Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

19. 2026-03-16
    price $60,000 860-char remark

    Show marketing remark (860 chars)

    Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

20. 2026-03-16
    status Active 860-char remark

    Show marketing remark (860 chars)

    Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

21. 2026-03-13
    historical 860-char remark

    Show marketing remark (860 chars)

    Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

22. 2025-09-13
    status Active 860-char remark

    Show marketing remark (860 chars)

    Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

23. 2025-09-13
    historical 860-char remark

    Show marketing remark (860 chars)

    Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

24. 2025-09-05
    price $65,000 860-char remark

    Show marketing remark (860 chars)

    Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

25. 2025-04-24
    price $70,000 860-char remark

    Show marketing remark (860 chars)

    Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

26. 2025-03-17
    listed $80,000 Active 860-char remark

    Show marketing remark (860 chars)

    Fantastic Investment Opportunity - Just Minutes from Downtown Macon! Most of the hard work is already done in this 3-bedroom, 1-bath home, making it an excellent investment or fixer-upper with great potential. Recent updates include brand-new flooring throughout, updated electrical and plumbing, new doors, and a beautifully renovated bathroom featuring a spacious walk-in tiled shower. The large primary bedroom boasts a generously sized walk-in closet, adding extra appeal. With a recently repaired roof, this home is well on its way—just needs a few finishing touches to bring it to its full potential! The motivated seller is even open to leaving paint and other materials to help the next owner complete the vision. Located just 5 minutes from Downtown Macon and 25 minutes from Warner Robins, this is a prime opportunity you won't want to miss.

27. 2022-08-02
    soldstatus $23,000 261-char remark

    Show marketing remark (261 chars)

    Great Investment opportunity! Some renovations already started. Located 5 minutes from Mercer University and 7 minutes from Downtown Macon. Rent potential of $850/mo plus. Sold As-Is. Back on market due to no fault of seller, no inspections have been completed.

28. 2022-08-02
    soldstatus $23,000 Sold

    Show marketing remark (261 chars)

    Great Investment opportunity! Some renovations already started. Located 5 minutes from Mercer University and 7 minutes from Downtown Macon. Rent potential of $850/mo plus. Sold As-Is. Back on market due to no fault of seller, no inspections have been completed.

29. 2022-08-02
    soldstatus $23,000

    Show marketing remark (261 chars)

    Great Investment opportunity! Some renovations already started. Located 5 minutes from Mercer University and 7 minutes from Downtown Macon. Rent potential of $850/mo plus. Sold As-Is. Back on market due to no fault of seller, no inspections have been completed.

30. 2022-07-20
    status Under Contract
31. 2022-06-16
    status Back On Market
32. 2022-06-16
    price $25,500
33. 2022-06-09
    status Under Contract
34. 2022-05-31
    status Back On Market
35. 2022-05-24
    status Under Contract
36. 2022-05-18
    listed $25,500
37. 2022-05-16
    listed $25,500 261-char remark

    Show marketing remark (261 chars)

    Great Investment opportunity! Some renovations already started. Located 5 minutes from Mercer University and 7 minutes from Downtown Macon. Rent potential of $850/mo plus. Sold As-Is. Back on market due to no fault of seller, no inspections have been completed.

38. 2022-05-16
    listed $28,500 New

    Show marketing remark (261 chars)

    Great Investment opportunity! Some renovations already started. Located 5 minutes from Mercer University and 7 minutes from Downtown Macon. Rent potential of $850/mo plus. Sold As-Is. Back on market due to no fault of seller, no inspections have been completed.

ⓘ 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: $180 · $15/mo
• Projected year-2 tax: $414 · $34/mo
• Expected delta: +$234/yr (+$20/mo · 130.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,630
• − Mortgage interest: −$2,521
• − Property taxes: −$180
• − Insurance: −$225
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,309
• Taxable income: $7,215
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $5,800/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

+76.5% since first listed

21 events — show timeline

• 2026-05-19 Price Changed $45,000 MGMLS
• 2026-03-16 Price Changed $60,000 MGMLS
• 2026-03-16 Relisted — MGMLS
• 2026-03-13 Delisted — MGMLS
• 2025-09-13 Relisted — MGMLS
• 2025-09-13 Delisted — MGMLS
• 2025-09-05 Price Changed $65,000 MGMLS
• 2025-04-24 Price Changed $70,000 MGMLS
• 2025-03-17 Listed $80,000 MGMLS
• 2022-08-02 Sold (MLS) $23,000 MGMLS
• 2022-08-02 Sold (MLS) $23,000 GAMLS
• 2022-08-02 Sold (MLS) $23,000 CGMLS
• 2022-07-20 Pending — GAMLS
• 2022-06-16 Relisted — GAMLS
• 2022-06-16 Price Changed $25,500 GAMLS
• 2022-06-09 Pending — GAMLS
• 2022-05-31 Relisted — GAMLS
• 2022-05-24 Pending — GAMLS
• 2022-05-18 Listed $25,500 MGMLS
• 2022-05-16 Listed $28,500 GAMLS
• 2022-05-16 Listed $25,500 CGMLS

Property tax history

+22.1%/yr

Latest (2025): $180 · -1.3% YoY. Source: county tax records.