4235 Mikado Ave · Macon-Bibb County, GA 31206

$89,000

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 75 Days on market

Built 1925 0.34 ac lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Great investment opportunity. Add this income producing property to your portfolio today! Contact your Realtor for more information.

Key facts

• 0.34 acre lot
• Built 1925
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+5.0%/yr); 207 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 43% of the median local income ($30k/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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $68k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1925 — 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: 1.20% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $47,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4322 Mikado Ave	0.16mi	3/2.0 (+1)	1,344 (+2%)	5mo	$75,500	$56	77
1205 Buena Vista Ave	0.29mi	3/1.0 (+1)	1,321 (+0%)	8mo	$8,000	$6	75
4089 Kemper Ave	0.32mi	2/1.0	1,224 (-7%)	10mo	$16,600	$14	65
4055 Emory Dr	0.52mi	3/1.0 (+1)	1,216 (-8%)	2mo	$58,000	$48	56
3970 Emory Dr	0.59mi	3/2.0 (+1)	1,394 (+6%)	1mo	$27,000	$19	53
4133 Buena Vista Ave	0.56mi	3/2.0 (+1)	1,257 (-5%)	5mo	$45,000	$36	53
1336 Peavy Dr	0.68mi	3/2.0 (+1)	1,393 (+6%)	1mo	$132,000	$95	49
1380 Sylvian Dr	0.67mi	3/1.0 (+1)	1,382 (+5%)	10mo	$96,000	$69	48
1275 Triple Hill Dr	0.57mi	3/2.0 (+1)	1,400 (+6%)	10mo	$130,000	$93	46
3846 Flamingo Dr	0.69mi	3/1.0 (+1)	1,243 (-6%)	9mo	$45,000	$36	45
3828 Lyons St	0.69mi	3/1.0 (+1)	1,206 (-9%)	10mo	$42,000	$35	40
1388 Lakeview Cir	0.70mi	2/1.0	1,140 (-14%)	6mo	$35,000	$31	39

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: 6.2%
• Equity multiple: 1.25×
• Total profit: $6,110
• Equity at exit: $13,270

10-year hold

• IRR: 17.2%
• Equity multiple: 2.54×
• Total profit: $38,345
• Equity at exit: $7,695

Cash invested: $24,920 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,067 high
• Mortgage (P&I): −$467
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $288

Break-even live

Break-even rent $702

Max offer price $89,000

Occupancy floor 68%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	43d	1	0.09mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	43d	1	0.09mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	20d	1	0.13mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	43d	1	0.20mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	20d	1	0.20mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	13d	1	0.33mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	0.36mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	20d	1	0.44mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.44mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	43d	1	0.54mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	0.58mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	43d	1	0.62mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	20d	1	0.65mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.66mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.66mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	43d	1	0.77mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	20d	1	0.98mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	0.99mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	1.08mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.08mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	1.09mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	1.09mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.16mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.23mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	1.29mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	43d	1	1.49mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	1.49mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	20d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $89,000 Active 75 DOM
2. 2026-06-18
   days on market $89,000 Active 74 DOM
3. 2026-06-17
   days on market $89,000 Active 73 DOM
4. 2026-06-16
   days on market $89,000 Active 72 DOM
5. 2026-06-15
   days on market $89,000 Active 71 DOM
6. 2026-06-14
   days on market $89,000 Active 69 DOM
7. 2026-06-13
   days on market $89,000 Active 68 DOM
8. 2026-06-10
   days on market $89,000 Active 66 DOM
9. 2026-06-09
   days on market $89,000 Active 65 DOM
10. 2026-06-09
    days on market $89,000 Active 64 DOM
11. 2026-06-07
    days on market $89,000 Active 63 DOM
12. 2026-06-03
    status $89,000 Active 59 DOM
13. 2026-04-23
    status Pending
14. 2026-04-09
    status Active
15. 2026-03-27
    status Pending
16. 2024-02-21
    listed $89,000 Active
17. 2003-03-03
    soldstatus $68,000
18. 2002-12-31
    soldstatus $30,500
19. 2000-12-21
    soldstatus $60,000

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$206/yr (+$17/mo · 33.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $12,800
• − Mortgage interest: −$4,985
• − Property taxes: −$613
• − Insurance: −$445
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,589
• Taxable income: $2,120
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $2,945/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

+48.3% since first listed

7 events — show timeline

• 2026-04-23 Pending — SWGABOR
• 2026-04-09 Relisted — SWGABOR
• 2026-03-27 Pending — SWGABOR
• 2024-02-21 Listed $89,000 SWGABOR
• 2003-03-03 Sold (Public Records) $68,000 Public Records
• 2002-12-31 Sold (Public Records) $30,500 Public Records
• 2000-12-21 Sold (Public Records) $60,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $613 · +3.1% YoY. Source: county tax records.