805 Ponce De Leon Ave · Macon-Bibb County, GA 31206

$48,750

4 bd · 2.0 ba · 1,677 sqft · SingleFamily public records · 70 Days on market

Built 1926 4,791 sqft lot $29/sqft · at area comps Est $50k · at est.

---

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 +8.2/15.0
• 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

This one's for the savvy investors and renovators! This income-producing property already has the bones. Located in Macon, Georgia where rental demand is increasing, here's your chance to add to your portfolio. Cash-flow machine in the making. Property already has new roof and windows. Budget for new electrical, then collect reliable rents and build equity. Contact Alice today to show [phone].. CASH ONLY and property is sold AS IS.

Key facts

• New roof
• New windows
• 4,791 sq ft lot

Tags

• NEW ROOF
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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.
• Market conditions: Rents rising fast (+5.0%/yr); 207 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,270/mo this rent would consume 51% 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 $338 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago 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.
• Current owner paid $38k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $45,825 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 2.61% ✓
• Cap rate: 23.45%
• Cash-on-cash: 61.27%
• DSCR: 3.73
• GRM: 3.2

CMA / ARV

• ARV (median comp): $49,566
• List price: $48,750
• Delta: -1.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2752 Antioch Rd	0.53mi	3/1.0 (-1)	1,728 (+3%)	2mo	$10,000	$6	60
673 Villa Esta Ave	0.63mi	3/2.0 (-1)	1,604 (-4%)	4mo	$139,900	$87	55
1047 Newberg Ave	0.49mi	3/2.0 (-1)	1,773 (+6%)	10mo	$154,900	$87	54
587 Robert Henry St	0.32mi	3/2.0 (-1)	1,466 (-13%)	7mo	$148,000	$101	54
2758 Houston Ave	0.34mi	3/2.0 (-1)	1,922 (+15%)	3mo	$25,000	$13	53
643 Heard Ave	0.31mi	3/1.0 (-1)	1,554 (-7%)	14mo	$89,864	$58	53
573 Villa Esta Cir	0.64mi	4/2.0	1,524 (-9%)	8mo	$132,000	$87	48
748 Ell St	0.64mi	3/1.0 (-1)	1,760 (+5%)	12mo	$16,500	$9	43
966 W Grenada Ter	0.54mi	3/2.0 (-1)	1,468 (-12%)	12mo	$101,500	$69	39
507 Villa Esta Cir	0.72mi	3/2.0 (-1)	1,788 (+7%)	16mo	$63,000	$35	37
608 Lynmore Ave	0.73mi	4/3.0	1,555 (-7%)	16mo	$175,000	$113	36
586 Lynmore Ave	0.75mi	3/1.5 (-1)	1,848 (+10%)	18mo	$133,000	$72	26

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: 62.3%
• Equity multiple: 3.87×
• Total profit: $39,139
• Equity at exit: $7,269

10-year hold

• IRR: 67.5%
• Equity multiple: 8.51×
• Total profit: $102,566
• Equity at exit: $4,215

Cash invested: $13,650 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$256
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $697

Break-even live

Break-even rent $388

Max offer price $48,750

Occupancy floor 40%

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: $12,188
• Closing costs: $1,462
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	44d	1	0.25mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	0.48mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.59mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	0.62mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.65mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.67mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.77mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.78mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.78mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	0.81mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.81mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.89mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	13d	1	1.00mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.04mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	1.05mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	1.21mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	1.22mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	1.26mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	1.43mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	1.45mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.45mi

Listing history 35 events

1. 2026-06-19
   days on market $48,750 Active 70 DOM
2. 2026-06-18
   days on market $48,750 Active 69 DOM
3. 2026-06-17
   days on market $48,750 Active 68 DOM
4. 2026-06-16
   days on market $48,750 Active 67 DOM
5. 2026-06-15
   days on market $48,750 Active 66 DOM
6. 2026-06-14
   days on market $48,750 Active 64 DOM
7. 2026-06-13
   days on market $48,750 Active 63 DOM
8. 2026-06-10
   days on market $48,750 Active 61 DOM
9. 2026-06-09
   days on market $48,750 Active 60 DOM
10. 2026-06-09
    days on market $48,750 Active 59 DOM
11. 2026-06-07
    days on market $48,750 Active 58 DOM
12. 2026-06-03
    days on market $48,750 Active 54 DOM
13. 2026-06-02
    days on market $48,750 Active 53 DOM
14. 2026-06-01
    days on market $48,750 Active 52 DOM
15. 2026-05-31
    days on market $48,750 Active 51 DOM
16. 2026-05-30
    days on market $48,750 Active 50 DOM
17. 2026-05-15
    price $48,750 442-char remark

    Show marketing remark (473 chars)

    This one's for the savvy investors and renovators! This income-producing property already has the bones. Located in Macon, Georgia where rental demand is increasing, here's your chance to add to your portfolio. Cash-flow machine in the making. Property already has new roof and windows. Budget for new electrical, then collect reliable rents and build equity. Contact Alice, listing agent, today to show. Please email all offers with proof of funds. CASH ONLY!! Sold AS IS!

18. 2026-05-15
    price $48,750 473-char remark

    Show marketing remark (473 chars)

    This one's for the savvy investors and renovators! This income-producing property already has the bones. Located in Macon, Georgia where rental demand is increasing, here's your chance to add to your portfolio. Cash-flow machine in the making. Property already has new roof and windows. Budget for new electrical, then collect reliable rents and build equity. Contact Alice, listing agent, today to show. Please email all offers with proof of funds. CASH ONLY!! Sold AS IS!

19. 2026-05-13
    status Back On Market 473-char remark

    Show marketing remark (442 chars)

    This one's for the savvy investors and renovators! This income-producing property already has the bones. Located in Macon, Georgia where rental demand is increasing, here's your chance to add to your portfolio. Cash-flow machine in the making. Property already has new roof and windows. Budget for new electrical, then collect reliable rents and build equity. Contact Alice today to show [phone].. CASH ONLY and property is sold AS IS.

20. 2026-05-13
    status Active 442-char remark

    Show marketing remark (442 chars)

    This one's for the savvy investors and renovators! This income-producing property already has the bones. Located in Macon, Georgia where rental demand is increasing, here's your chance to add to your portfolio. Cash-flow machine in the making. Property already has new roof and windows. Budget for new electrical, then collect reliable rents and build equity. Contact Alice today to show [phone].. CASH ONLY and property is sold AS IS.

21. 2026-05-11
    status Pending 442-char remark

    Show marketing remark (442 chars)

    This one's for the savvy investors and renovators! This income-producing property already has the bones. Located in Macon, Georgia where rental demand is increasing, here's your chance to add to your portfolio. Cash-flow machine in the making. Property already has new roof and windows. Budget for new electrical, then collect reliable rents and build equity. Contact Alice today to show [phone].. CASH ONLY and property is sold AS IS.

22. 2026-05-06
    status Under Contract 473-char remark

    Show marketing remark (473 chars)

    This one's for the savvy investors and renovators! This income-producing property already has the bones. Located in Macon, Georgia where rental demand is increasing, here's your chance to add to your portfolio. Cash-flow machine in the making. Property already has new roof and windows. Budget for new electrical, then collect reliable rents and build equity. Contact Alice, listing agent, today to show. Please email all offers with proof of funds. CASH ONLY!! Sold AS IS!

23. 2026-04-03
    listed $50,000 Active 442-char remark

    Show marketing remark (442 chars)

    This one's for the savvy investors and renovators! This income-producing property already has the bones. Located in Macon, Georgia where rental demand is increasing, here's your chance to add to your portfolio. Cash-flow machine in the making. Property already has new roof and windows. Budget for new electrical, then collect reliable rents and build equity. Contact Alice today to show [phone].. CASH ONLY and property is sold AS IS.

24. 2026-03-24
    listed $50,000 New 473-char remark

    Show marketing remark (473 chars)

    This one's for the savvy investors and renovators! This income-producing property already has the bones. Located in Macon, Georgia where rental demand is increasing, here's your chance to add to your portfolio. Cash-flow machine in the making. Property already has new roof and windows. Budget for new electrical, then collect reliable rents and build equity. Contact Alice, listing agent, today to show. Please email all offers with proof of funds. CASH ONLY!! Sold AS IS!

25. 2024-08-23
    status Under Contract
26. 2024-08-23
    soldstatus $38,000 Sold
27. 2024-08-23
    soldstatus $38,000 Closed
28. 2024-08-20
    status Pending
29. 2024-07-16
    listed $42,500 New
30. 2024-07-16
    listed $42,500 Active
31. 2019-05-06
    soldstatus $10,000
32. 2019-05-01
    soldstatus $10,000
33. 2018-12-15
    listed $19,000
34. 2014-11-14
    soldstatus $8,000
35. 2014-09-15
    listed $14,900

ⓘ 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: $366 · $30/mo
• Projected year-2 tax: $448 · $37/mo
• Expected delta: +$83/yr (+$7/mo · 22.7%)

ⓘ 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 ≥109°F today · 17 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: $15,242
• − Mortgage interest: −$2,731
• − Property taxes: −$366
• − Insurance: −$244
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$1,418
• Taxable income: $8,045
• Est. tax owed @ 24.0%: −$1,931
• After-tax cash flow: $6,433/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

+227.2% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $48,750 CGMLS
• 2026-05-15 Price Changed $48,750 GAMLS
• 2026-05-13 Relisted — GAMLS
• 2026-05-13 Relisted — CGMLS
• 2026-05-11 Pending — CGMLS
• 2026-05-06 Pending — GAMLS
• 2026-04-03 Listed $50,000 CGMLS
• 2026-03-24 Listed $50,000 GAMLS
• 2024-08-23 Pending — GAMLS
• 2024-08-23 Sold (MLS) $38,000 FMLS
• 2024-08-23 Sold (MLS) $38,000 GAMLS
• 2024-08-20 Pending — FMLS
• 2024-07-16 Listed $42,500 FMLS
• 2024-07-16 Listed $42,500 GAMLS
• 2019-05-06 Sold (Public Records) $10,000 Public Records
• 2019-05-01 Sold (MLS) $10,000 GAMLS
• 2018-12-15 Listed $19,000 GAMLS
• 2014-11-14 Sold (MLS) $8,000 MGMLS
• 2014-09-15 Listed $14,900 MGMLS

Property tax history

+22.0%/yr

Latest (2025): $366 · -12.0% YoY. Source: county tax records.