955 Elder St · Macon-Bibb County, GA 31217

$54,000

4 bd · 3.9 ba · 1,250 sqft · MultiFamily public records · 100 Days on market

Built 1967 0.49 ac lot Est $60k · 10% under

---

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 +15.0/30.0
• ARV discount +12.0/15.0
• Appreciation +7.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Two Brick Duplexes on one lot available now! These properties need a full rehab. The ARV (After Renovation Value) on these is around $300k depending on finishes and rental amounts once complete. I estimate you could get these rent ready for $100-150k. Rents will be $700 per unit or $2800 total once renovated. You could purchase these and renovate them using a self-directed 401k, or you could use cash or a home equity loan and refinance it with a DSCR (Debt Service Coverage Ratio) Loan once complete. There are lots of options to add real estate to your retirement portfolio with the right team of contractors, property managers, lenders and advisors. I am a REALTOR (only), but can refer you to professionals in all of these areas. Large roughly half-acre lot (.49 acre) could probably acommodate a third duplex for future value add.

Key facts

• 0.49 acre lot
• 6 parking spots
• Built 1967

Property features AI

Finance

• Financial info: 4-unit multi-family property

Exterior

• Parking: 6 total parking spaces
• Utilities: Public water; Other sewer
• Home design: One-story building
• Construction: Brick construction; Composition roof; Property listed as fixer
• Exterior features: Public water; Sewer: other

Interior

• Bedrooms: Four 2-bedroom units
• Bathrooms: Four 1-bath units
• Interior features: Vacant units

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $54k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $547/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $54k).
• Recommended offer: $49k (9.0% below list) — sets the bar for market timing.
• Cap rate 42.7% 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.
• Market conditions: Rents rising fast (+10.8%/yr); 122 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $2,511/mo this rent would consume 67% of the median local household income ($45k/yr) (locally 391% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($373 loan paydown + $2k appreciation (4.3% 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 (4.3% appreciation + 8.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $54k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $49,140 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.65% ✓
• Cap rate: 42.75%
• Cash-on-cash: 130.20%
• DSCR: 6.79
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $60,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
685 Saint John St	0.74mi	4/2.0	1,300 (+4%)	23mo	$62,500	$48	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.47×
• Total profit: $128,124
• Equity at exit: $28,370

10-year hold

• IRR: —
• Equity multiple: 22.82×
• Total profit: $329,945
• Equity at exit: $47,209

Cash invested: $15,120 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$37 /mo · $450/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,641

Break-even live

Break-even rent $434

Max offer price $54,000

Occupancy floor 30%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$2,511
Total (3 units)			$2,511

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	0.45mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	0.72mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	43d	1	0.77mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	0.92mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	1.10mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	21d	1	1.10mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	21d	1	1.12mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	1.22mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	43d	1	1.35mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	43d	1	1.35mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	43d	1	1.35mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	43d	1	1.36mi

Listing history 38 events

1. 2026-06-19
   days on market $54,000 Active 100 DOM
2. 2026-06-18
   days on market $54,000 Active 99 DOM
3. 2026-06-17
   days on market $54,000 Active 98 DOM
4. 2026-06-16
   days on market $54,000 Active 97 DOM
5. 2026-06-15
   days on market $54,000 Active 96 DOM
6. 2026-06-14
   days on market $54,000 Active 94 DOM
7. 2026-06-13
   days on market $54,000 Active 93 DOM
8. 2026-06-10
   pricedays on market $54,000 Active 91 DOM
9. 2026-06-09
   days on market $55,000 Active 90 DOM
10. 2026-06-09
    days on market $55,000 Active 89 DOM
11. 2026-06-07
    days on market $55,000 Active 88 DOM
12. 2026-06-03
    days on market $55,000 Active 84 DOM
13. 2026-06-02
    days on market $55,000 Active 83 DOM
14. 2026-06-01
    days on market $55,000 Active 82 DOM
15. 2026-05-31
    days on market $55,000 Active 81 DOM
16. 2026-05-30
    days on market $55,000 Active 80 DOM
17. 2026-05-21
    price $55,000 838-char remark

    Show marketing remark (838 chars)

    Two Brick Duplexes on one lot available now! These properties need a full rehab. The ARV (After Renovation Value) on these is around $300k depending on finishes and rental amounts once complete. I estimate you could get these rent ready for $100-150k. Rents will be $700 per unit or $2800 total once renovated. You could purchase these and renovate them using a self-directed 401k, or you could use cash or a home equity loan and refinance it with a DSCR (Debt Service Coverage Ratio) Loan once complete. There are lots of options to add real estate to your retirement portfolio with the right team of contractors, property managers, lenders and advisors. I am a REALTOR (only), but can refer you to professionals in all of these areas. Large roughly half-acre lot (.49 acre) could probably acommodate a third duplex for future value add.

18. 2026-05-21
    status Active

    Show marketing remark (838 chars)

    Two Brick Duplexes on one lot available now! These properties need a full rehab. The ARV (After Renovation Value) on these is around $300k depending on finishes and rental amounts once complete. I estimate you could get these rent ready for $100-150k. Rents will be $700 per unit or $2800 total once renovated. You could purchase these and renovate them using a self-directed 401k, or you could use cash or a home equity loan and refinance it with a DSCR (Debt Service Coverage Ratio) Loan once complete. There are lots of options to add real estate to your retirement portfolio with the right team of contractors, property managers, lenders and advisors. I am a REALTOR (only), but can refer you to professionals in all of these areas. Large roughly half-acre lot (.49 acre) could probably acommodate a third duplex for future value add.

19. 2026-05-21
    status Back On Market 838-char remark

    Show marketing remark (838 chars)

    Two Brick Duplexes on one lot available now! These properties need a full rehab. The ARV (After Renovation Value) on these is around $300k depending on finishes and rental amounts once complete. I estimate you could get these rent ready for $100-150k. Rents will be $700 per unit or $2800 total once renovated. You could purchase these and renovate them using a self-directed 401k, or you could use cash or a home equity loan and refinance it with a DSCR (Debt Service Coverage Ratio) Loan once complete. There are lots of options to add real estate to your retirement portfolio with the right team of contractors, property managers, lenders and advisors. I am a REALTOR (only), but can refer you to professionals in all of these areas. Large roughly half-acre lot (.49 acre) could probably acommodate a third duplex for future value add.

20. 2026-05-05
    status Under Contract 838-char remark

    Show marketing remark (838 chars)

    Two Brick Duplexes on one lot available now! These properties need a full rehab. The ARV (After Renovation Value) on these is around $300k depending on finishes and rental amounts once complete. I estimate you could get these rent ready for $100-150k. Rents will be $700 per unit or $2800 total once renovated. You could purchase these and renovate them using a self-directed 401k, or you could use cash or a home equity loan and refinance it with a DSCR (Debt Service Coverage Ratio) Loan once complete. There are lots of options to add real estate to your retirement portfolio with the right team of contractors, property managers, lenders and advisors. I am a REALTOR (only), but can refer you to professionals in all of these areas. Large roughly half-acre lot (.49 acre) could probably acommodate a third duplex for future value add.

21. 2026-04-30
    historical 838-char remark

    Show marketing remark (838 chars)

    Two Brick Duplexes on one lot available now! These properties need a full rehab. The ARV (After Renovation Value) on these is around $300k depending on finishes and rental amounts once complete. I estimate you could get these rent ready for $100-150k. Rents will be $700 per unit or $2800 total once renovated. You could purchase these and renovate them using a self-directed 401k, or you could use cash or a home equity loan and refinance it with a DSCR (Debt Service Coverage Ratio) Loan once complete. There are lots of options to add real estate to your retirement portfolio with the right team of contractors, property managers, lenders and advisors. I am a REALTOR (only), but can refer you to professionals in all of these areas. Large roughly half-acre lot (.49 acre) could probably acommodate a third duplex for future value add.

22. 2026-04-18
    status Pending
23. 2026-04-17
    historical Active Under Contract 838-char remark

    Show marketing remark (838 chars)

    Two Brick Duplexes on one lot available now! These properties need a full rehab. The ARV (After Renovation Value) on these is around $300k depending on finishes and rental amounts once complete. I estimate you could get these rent ready for $100-150k. Rents will be $700 per unit or $2800 total once renovated. You could purchase these and renovate them using a self-directed 401k, or you could use cash or a home equity loan and refinance it with a DSCR (Debt Service Coverage Ratio) Loan once complete. There are lots of options to add real estate to your retirement portfolio with the right team of contractors, property managers, lenders and advisors. I am a REALTOR (only), but can refer you to professionals in all of these areas. Large roughly half-acre lot (.49 acre) could probably acommodate a third duplex for future value add.

24. 2026-04-13
    historical Active Under Contract
25. 2026-03-24
    price $55,000
26. 2026-03-11
    status Active
27. 2026-03-05
    listed $57,500 New 838-char remark

    Show marketing remark (838 chars)

    Two Brick Duplexes on one lot available now! These properties need a full rehab. The ARV (After Renovation Value) on these is around $300k depending on finishes and rental amounts once complete. I estimate you could get these rent ready for $100-150k. Rents will be $700 per unit or $2800 total once renovated. You could purchase these and renovate them using a self-directed 401k, or you could use cash or a home equity loan and refinance it with a DSCR (Debt Service Coverage Ratio) Loan once complete. There are lots of options to add real estate to your retirement portfolio with the right team of contractors, property managers, lenders and advisors. I am a REALTOR (only), but can refer you to professionals in all of these areas. Large roughly half-acre lot (.49 acre) could probably acommodate a third duplex for future value add.

28. 2026-02-28
    historical
29. 2026-02-28
    historical
30. 2026-02-06
    price $57,500
31. 2026-02-06
    price $57,500
32. 2026-01-29
    price $58,900
33. 2026-01-25
    listed $59,900 Active
34. 2026-01-25
    listed $59,900 New
35. 2026-01-22
    soldstatus $28,000
36. 2009-03-03
    soldstatus $46,879
37. 2004-02-23
    soldstatus $67,000
38. 2002-01-14
    soldstatus $43,000

ⓘ 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: $450 · $37/mo
• Projected year-2 tax: $497 · $41/mo
• Expected delta: +$47/yr (+$4/mo · 10.5%)

ⓘ 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 72% 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: $30,132
• − Mortgage interest: −$3,025
• − Property taxes: −$450
• − Insurance: −$270
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$1,571
• Taxable income: $19,995
• Est. tax owed @ 24.0%: −$4,799
• After-tax cash flow: $14,887/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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 (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

+27.9% since first listed

22 events — show timeline

• 2026-05-21 Price Changed $55,000 GAMLS
• 2026-05-21 Relisted — FMLS
• 2026-05-21 Relisted — GAMLS
• 2026-05-05 Pending — GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-18 Pending — FMLS
• 2026-04-17 Contingent — GAMLS
• 2026-04-13 Contingent — FMLS
• 2026-03-24 Price Changed $55,000 FMLS
• 2026-03-11 Relisted — FMLS
• 2026-03-05 Listed $57,500 GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-02-06 Price Changed $57,500 GAMLS
• 2026-02-06 Price Changed $57,500 FMLS
• 2026-01-29 Price Changed $58,900 FMLS
• 2026-01-25 Listed $59,900 GAMLS
• 2026-01-25 Listed $59,900 FMLS
• 2026-01-22 Sold (Public Records) $28,000 Public Records
• 2009-03-03 Sold (Public Records) $46,879 Public Records
• 2004-02-23 Sold (Public Records) $67,000 Public Records
• 2002-01-14 Sold (Public Records) $43,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $450 · +8.4% YoY. Source: county tax records.