3975 Fairmont Ave · Macon-Bibb County, GA 31204

$30,000

2 bd · 1.5 ba · 928 sqft · SingleFamily public records · 33 Days on market

Built 1942 0.38 ac lot

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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 +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

Key facts

• 0.38 acre lot
• Built 1942
• Listed 32 days

Property features AI

Finance

• Other: Lot approximately 0.38 acres; Located in Jennie Thompson subdivision, Macon, GA 31204
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available on property
• Home design: Single-family residence (house); Residential property; One story; Property listed as fixer
• Construction: Built in 1942; Metal roof; Other construction materials
• Exterior features: City lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; No cooling listed
• Interior features: Other interior features; One-level layout; Crawl space basement
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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: Howard High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,076 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $207 of loan paydown is wiped out by about $900 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 + 4.6% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1942 — 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: 3.12% ✓
• Cap rate: 27.44%
• Cash-on-cash: 75.54%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $75,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3975 Fairmont Ave	0.00mi	2/1.5	864 (-7%)	13mo	$23,000	$27	78
3452 Brookdale Ave	0.63mi	2/2.0	980 (+6%)	4mo	$89,000	$91	56
3664 Mckenzie Dr	0.57mi	2/1.0	840 (-10%)	0mo	$70,710	$84	56
3555 Plymouth Dr	0.59mi	3/1.0 (+1)	864 (-7%)	2mo	$49,000	$57	52
3591 Napier Ave	0.64mi	3/1.0 (+1)	968 (+4%)	6mo	$78,200	$81	51
3640 Hillcrest Ave	0.62mi	2/1.0	880 (-5%)	14mo	$75,000	$85	49
3469 Charleston Cir	0.66mi	3/1.0 (+1)	856 (-8%)	2mo	$49,900	$58	47
3837 Blossfield Ave	0.48mi	3/1.0 (+1)	1,056 (+14%)	4mo	$42,000	$40	44
4583 Shadow Lawn Dr	0.59mi	2/1.0	825 (-11%)	11mo	$85,000	$103	43
3789 Del Park	0.69mi	3/1.0 (+1)	1,023 (+10%)	4mo	$31,000	$30	40
3720 W Napier Ave	0.40mi	3/1.0 (+1)	1,064 (+15%)	12mo	$64,585	$61	39
4516 Bon Ayer Cir	0.60mi	3/2.0 (+1)	1,026 (+11%)	12mo	$190,000	$185	37

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: 77.3%
• Equity multiple: 4.62×
• Total profit: $30,372
• Equity at exit: $4,473

10-year hold

• IRR: 81.3%
• Equity multiple: 10.10×
• Total profit: $76,402
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.7×

Monthly cashflow live

• Estimated rent: $935 high
• Mortgage (P&I): −$157
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $529

Break-even live

Break-even rent $266

Max offer price $30,000

Occupancy floor 38%

Sensitivity live

Price	-10% $546	-5% $537	+0% $529	+5% $520	+10% $512
Rent	-10% $455	-5% $492	+0% $529	+5% $566	+10% $603
Rate	-1.0pp $544	-0.5pp $536	base $529	+0.5pp $521	+1.0pp $513

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	44d	1	0.14mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	0.20mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	14d	1	0.22mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	44d	1	0.23mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	14d	1	0.31mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	44d	1	0.40mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	14d	1	0.42mi
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	14d	1	0.48mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	21d	1	0.49mi
140 Prentice Pl Apt F Macon, GA	1.0	1.0	600	$785	$1.31	44d	1	0.50mi
140 Prentice Pl Apt E Macon, GA	1.0	1.0	600	$1,400	$2.33	44d	1	0.50mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	0.53mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	0.56mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	0.66mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	0.66mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	0.66mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	0.66mi
3324 Vineville Ave Unit 57A Macon, GA	1.0	1.0	680	$800	$1.18	21d	1	0.66mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	0.70mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.99mi
200 Charter Ln Macon, GA	1.0–3.0	1.0–2.0	1088	$1,322	$1.21	14d	18	0.99mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	44d	1	1.03mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	14d	1	1.05mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	21d	1	1.14mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	44d	1	1.21mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.26mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	1.36mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	1.36mi

Listing history 49 events

1. 2026-06-19
   days on market $30,000 Active 33 DOM
2. 2026-06-18
   days on market $30,000 Active 32 DOM
3. 2026-06-17
   days on market $30,000 Active 31 DOM
4. 2026-06-16
   days on market $30,000 Active 30 DOM
5. 2026-06-15
   days on market $30,000 Active 29 DOM
6. 2026-06-14
   days on market $30,000 Active 27 DOM
7. 2026-06-13
   days on market $30,000 Active 26 DOM
8. 2026-06-10
   days on market $30,000 Active 24 DOM
9. 2026-06-09
   days on market $30,000 Active 23 DOM
10. 2026-06-08
    days on market $30,000 Active 22 DOM
11. 2026-06-07
    pricedays on market $30,000 Active 21 DOM
12. 2026-06-03
    days on market $40,000 Active 17 DOM
13. 2026-06-02
    days on market $40,000 Active 16 DOM
14. 2026-06-01
    statusdays on market $40,000 Active 15 DOM
15. 2026-05-31
    days on market $40,000 New 14 DOM
16. 2026-05-30
    days on market $40,000 New 13 DOM
17. 2026-05-18
    listed $40,000 New
18. 2026-05-16
    historical $40,000
19. 2025-05-30
    soldstatus $23,000 Sold 246-char remark

    Show marketing remark (246 chars)

    Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

20. 2025-05-21
    status Under Contract 246-char remark

    Show marketing remark (246 chars)

    Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

21. 2025-05-09
    price $25,000 246-char remark

    Show marketing remark (246 chars)

    Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

22. 2025-05-02
    price $27,500 246-char remark

    Show marketing remark (246 chars)

    Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

23. 2025-04-18
    listed $35,000 New 246-char remark

    Show marketing remark (246 chars)

    Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

24. 2025-04-10
    soldstatus $25,000 Sold 246-char remark

    Show marketing remark (246 chars)

    Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

25. 2025-04-04
    status Under Contract 246-char remark

    Show marketing remark (246 chars)

    Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

26. 2025-03-26
    price $30,000 246-char remark

    Show marketing remark (246 chars)

    Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

27. 2024-11-25
    listed $45,000 New 246-char remark

    Show marketing remark (246 chars)

    Super private amazing setting, 2 bed 1.75 bath bungalow, finisher-upper with an RV hook-up. Located beyond the end of a dead end street, backing up to a creek. Enjoy peaceful, easy living with nearby amenities of the city. Escape within Macon.

28. 2024-11-22
    historical
29. 2024-10-11
    price $49,000
30. 2024-08-24
    listed $55,000 New
31. 2023-04-06
    soldstatus $45,000
32. 2023-03-29
    soldstatus $45,000
33. 2023-03-29
    soldstatus $45,000 Sold
34. 2023-03-15
    status Under Contract
35. 2023-03-14
    price $47,000
36. 2023-03-09
    status Back On Market
37. 2023-02-27
    status Under Contract
38. 2023-02-14
    price $55,000
39. 2023-02-06
    status Back On Market
40. 2023-01-11
    status Under Contract
41. 2023-01-04
    listed $47,000
42. 2023-01-04
    listed $60,000 New
43. 2022-12-06
    historical
44. 2022-09-15
    price $44,000
45. 2022-06-07
    listed $55,000 New
46. 2005-06-23
    soldstatus $225,000
47. 2005-04-11
    soldstatus $24,000
48. 2001-05-22
    soldstatus $37,900
49. 2000-12-27
    soldstatus $36,000

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $479 · $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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,219
• − Mortgage interest: −$1,680
• − Property taxes: −$479
• − Insurance: −$150
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$873
• Taxable income: $6,241
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $4,848/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

+11.1% since first listed

33 events — show timeline

• 2026-05-18 Listed $40,000 GAMLS
• 2026-05-16 Coming Soon $40,000 GAMLS
• 2025-05-30 Sold (MLS) $23,000 GAMLS
• 2025-05-21 Pending — GAMLS
• 2025-05-09 Price Changed $25,000 GAMLS
• 2025-05-02 Price Changed $27,500 GAMLS
• 2025-04-18 Listed $35,000 GAMLS
• 2025-04-10 Sold (MLS) $25,000 GAMLS
• 2025-04-04 Pending — GAMLS
• 2025-03-26 Price Changed $30,000 GAMLS
• 2024-11-25 Listed $45,000 GAMLS
• 2024-11-22 Listing Removed — GAMLS
• 2024-10-11 Price Changed $49,000 GAMLS
• 2024-08-24 Listed $55,000 GAMLS
• 2023-04-06 Sold (Public Records) $45,000 Public Records
• 2023-03-29 Sold (MLS) $45,000 GAMLS
• 2023-03-29 Sold (MLS) $45,000 MGMLS
• 2023-03-15 Pending — GAMLS
• 2023-03-14 Price Changed $47,000 GAMLS
• 2023-03-09 Relisted — GAMLS
• 2023-02-27 Pending — GAMLS
• 2023-02-14 Price Changed $55,000 GAMLS
• 2023-02-06 Relisted — GAMLS
• 2023-01-11 Pending — GAMLS
• 2023-01-04 Listed $60,000 GAMLS
• 2023-01-04 Listed $47,000 MGMLS
• 2022-12-06 Listing Removed — GAMLS
• 2022-09-15 Price Changed $44,000 GAMLS
• 2022-06-07 Listed $55,000 GAMLS
• 2005-06-23 Sold (Public Records) $225,000 Public Records
• 2005-04-11 Sold (Public Records) $24,000 Public Records
• 2001-05-22 Sold (Public Records) $37,900 Public Records
• 2000-12-27 Sold (Public Records) $36,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $479 · +9.1% YoY. Source: county tax records.