815 Edwards Ave · Macon-Bibb County, GA 31204

$79,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 28 Days on market

Built 1962 4,791 sqft lot $86/sqft · 53% above area ↓ 34% since listing

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

In Macon and built in 1962, this well-maintained brick home offers 925 sq. ft. of comfortable living space in an established residential neighborhood. Designed for low-maintenance living and lasting durability, the home features a spacious living room, an eat-in kitchen, 3 bedrooms, 1 bathroom with a walk-in shower, and a dedicated laundry room. Outside, enjoy the convenience of a one-car carport and a welcoming open front porch. A recently installed roof adds additional value and peace of mind. Conveniently located near shopping, dining, a library, pickleball courts, and an amphitheatre, this property offes both comfort and accessibility. Whether you are searching for a primary residence or an investment opportunity, this home is an excellent choice. This property is being sold in its present condition.

Key facts

• Brick home
• Eat-in kitchen
• Open front porch

Tags

• BRICK HOME
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• DEDICATED LAUNDRY ROOM
• ONE-CAR CARPORT
• OPEN FRONT PORCH

Property features AI

Finance

• Financial info: Listed as cash; Sold/Offered As-Is
• HOA & community: No association

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single-family residential house; Built in 1962
• Construction: Brick and other exterior materials; Composition roof; Built in 1962
• Exterior features: City lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Cooling: Other
• Interior features: One-level home; Living area about 925 (public records); No fireplace; Resale condition
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 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: Hartley Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 438 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 32% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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: 1.29% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $52,220
• List price: $79,900
• Delta: 62.77%
• 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
703 Edwards Ave	0.10mi	3/1.0	932 (+1%)	9mo	$105,000	$113	86
853 Grayson Ave	0.06mi	3/1.0	984 (+6%)	4mo	$38,000	$39	83
730 Grayson Ave	0.09mi	3/1.0	852 (-8%)	3mo	$44,000	$52	80
742 Grayson Ave	0.08mi	3/1.0	840 (-9%)	3mo	$22,500	$27	78
344 Blossom Ave	0.59mi	3/1.0	936 (+1%)	4mo	$135,000	$144	67
330 Hortman Ave	0.51mi	3/1.0	919 (-1%)	14mo	$65,982	$72	64
2017 Lowe St	0.34mi	3/1.0	1,025 (+11%)	10mo	$47,000	$46	58
670 Poppy Ave	0.36mi	3/2.0	1,056 (+14%)	1mo	$30,000	$28	55
1513 Dexter Ave	0.67mi	3/1.0	900 (-3%)	14mo	$73,120	$81	52
1426 Bailey Ave	0.67mi	3/1.0	988 (+7%)	11mo	$85,000	$86	48
1731 Eveline Ave	0.58mi	3/1.0	1,014 (+10%)	14mo	$62,000	$61	46
1545 Wellworth Ave	0.59mi	2/1.0 (-1)	806 (-13%)	7mo	$60,000	$74	40

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: 8.2%
• Equity multiple: 1.33×
• Total profit: $7,338
• Equity at exit: $11,913

10-year hold

• IRR: 18.8%
• Equity multiple: 2.68×
• Total profit: $37,518
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$419
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $292

Break-even live

Break-even rent $662

Max offer price $79,900

Occupancy floor 67%

Sensitivity live

Price	-10% $337	-5% $314	+0% $292	+5% $269	+10% $247
Rent	-10% $210	-5% $251	+0% $292	+5% $333	+10% $373
Rate	-1.0pp $332	-0.5pp $312	base $292	+0.5pp $271	+1.0pp $250

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	21d	1	0.19mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	0.41mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	0.49mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	0.58mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.65mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	0.65mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.76mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	0.87mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.02mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.02mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	1.12mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	1.16mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	21d	1	1.20mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	1.23mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.31mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	1.36mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	1.39mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	1.39mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.40mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.41mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.41mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	1.46mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	14d	1	1.49mi

Listing history 49 events

1. 2026-06-19
   days on market $79,900 Active 28 DOM

   Show marketing remark (815 chars)

   In Macon and built in 1962, this well-maintained brick home offers 925 sq. ft. of comfortable living space in an established residential neighborhood. Designed for low-maintenance living and lasting durability, the home features a spacious living room, an eat-in kitchen, 3 bedrooms, 1 bathroom with a walk-in shower, and a dedicated laundry room. Outside, enjoy the convenience of a one-car carport and a welcoming open front porch. A recently installed roof adds additional value and peace of mind. Conveniently located near shopping, dining, a library, pickleball courts, and an amphitheatre, this property offes both comfort and accessibility. Whether you are searching for a primary residence or an investment opportunity, this home is an excellent choice. This property is being sold in its present condition.

2. 2026-06-18
   days on market $79,900 Active 27 DOM
3. 2026-06-17
   days on market $79,900 Active 26 DOM
4. 2026-06-16
   days on market $79,900 Active 25 DOM
5. 2026-06-15
   days on market $79,900 Active 24 DOM
6. 2026-06-14
   days on market $79,900 Active 22 DOM
7. 2026-06-13
   days on market $79,900 Active 21 DOM
8. 2026-06-10
   days on market $79,900 Active 19 DOM
9. 2026-06-09
   days on market $79,900 Active 18 DOM
10. 2026-06-08
    days on market $79,900 Active 17 DOM
11. 2026-06-07
    statusdays on market $79,900 Active 16 DOM
12. 2026-06-03
    days on market $79,900 New 12 DOM
13. 2026-06-02
    days on market $79,900 New 11 DOM
14. 2026-06-01
    days on market $79,900 New 10 DOM
15. 2026-05-31
    days on market $79,900 New 9 DOM
16. 2026-05-30
    days on market $79,900 New 8 DOM
17. 2026-05-19
    listed $79,900 Active 815-char remark

    Show marketing remark (815 chars)

    In Macon and built in 1962, this well-maintained brick home offers 925 sq. ft. of comfortable living space in an established residential neighborhood. Designed for low-maintenance living and lasting durability, the home features a spacious living room, an eat-in kitchen, 3 bedrooms, 1 bathroom with a walk-in shower, and a dedicated laundry room. Outside, enjoy the convenience of a one-car carport and a welcoming open front porch. A recently installed roof adds additional value and peace of mind. Conveniently located near shopping, dining, a library, pickleball courts, and an amphitheatre, this property offes both comfort and accessibility. Whether you are searching for a primary residence or an investment opportunity, this home is an excellent choice. This property is being sold in its present condition.

18. 2025-12-04
    status Active 652-char remark
19. 2025-12-01
    status Pending 652-char remark
20. 2025-10-29
    listed $84,999 Active 652-char remark
21. 2025-10-28
    listed $84,999 New
22. 2025-02-28
    historical $1,200
23. 2025-02-11
    soldstatus $136,000
24. 2025-01-27
    listed $1,200
25. 2025-01-27
    historical $1,200
26. 2024-12-30
    listed $1,200
27. 2024-12-20
    soldstatus $85,000
28. 2024-12-17
    soldstatus $85,000 Closed
29. 2024-12-16
    status Pending
30. 2024-12-16
    status Under Contract
31. 2024-12-16
    soldstatus $85,000 Sold
32. 2024-12-16
    soldstatus $85,000 Closed
33. 2024-12-09
    listed $88,500 Active
34. 2024-12-09
    listed $88,500 Active
35. 2024-12-09
    listed $88,500 New
36. 2024-07-25
    historical $1,050
37. 2024-06-19
    listed $1,050
38. 2024-06-17
    historical
39. 2024-06-11
    price $99,900
40. 2024-06-11
    price $99,900
41. 2024-06-09
    price $108,900
42. 2024-06-09
    price $108,900
43. 2024-06-08
    historical
44. 2024-05-28
    price $109,000
45. 2024-05-28
    price $109,000
46. 2024-05-28
    price $109,000
47. 2024-05-28
    price $109,500
48. 2024-05-09
    listed $113,500 Active
49. 2024-04-22
    listed $113,500 New

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $12,379
• − Mortgage interest: −$4,476
• − Property taxes: −$849
• − Insurance: −$400
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,324
• Taxable income: $2,350
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $2,939/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

-34.0% since first listed

38 events — show timeline

• 2026-06-19 Price Changed $74,900 CGMLS
• 2026-06-19 Price Changed $74,900 GAMLS
• 2026-05-22 Listing Removed — GAMLS
• 2026-05-22 Listing Removed — FMLS
• 2026-05-19 Listed $79,900 GAMLS
• 2026-05-19 Listed $79,900 CGMLS
• 2025-12-04 Relisted — FMLS
• 2025-12-01 Pending — FMLS
• 2025-10-29 Listed $84,999 FMLS
• 2025-10-28 Listed $84,999 GAMLS
• 2025-02-28 Rental Removed $1,200 GAMLS
• 2025-02-11 Sold (Public Records) $136,000 Public Records
• 2025-01-27 Listed for Rent $1,200 GAMLS
• 2025-01-27 Rental Removed $1,200 BUILDIUM
• 2024-12-30 Listed for Rent $1,200 BUILDIUM
• 2024-12-20 Sold (Public Records) $85,000 Public Records
• 2024-12-17 Sold (MLS) $85,000 CGMLS
• 2024-12-16 Pending — CGMLS
• 2024-12-16 Pending — GAMLS
• 2024-12-16 Sold (MLS) $85,000 MGMLS
• 2024-12-16 Sold (MLS) $85,000 GAMLS
• 2024-12-09 Listed $88,500 CGMLS
• 2024-12-09 Listed $88,500 MGMLS
• 2024-12-09 Listed $88,500 GAMLS
• 2024-07-25 Rental Removed $1,050 BUILDIUM
• 2024-06-19 Listed for Rent $1,050 BUILDIUM
• 2024-06-17 Listing Removed — GAMLS
• 2024-06-11 Price Changed $99,900 CGMLS
• 2024-06-11 Price Changed $99,900 GAMLS
• 2024-06-09 Price Changed $108,900 CGMLS
• 2024-06-09 Price Changed $108,900 GAMLS
• 2024-06-08 Listing Removed — FMLS
• 2024-05-28 Price Changed $109,000 CGMLS
• 2024-05-28 Price Changed $109,000 FMLS
• 2024-05-28 Price Changed $109,000 GAMLS
• 2024-05-28 Price Changed $109,500 CGMLS
• 2024-05-09 Listed $113,500 FMLS
• 2024-04-22 Listed $113,500 GAMLS

Property tax history

+13.0%/yr

Latest (2025): $849 · +96.3% YoY. Source: county tax records.