1046 Radio Dr · Macon-Bibb County, GA 31204

$50,000

2 bd · 1.0 ba · 807 sqft · SingleFamily public records · 149 Days on market

Built 1948 0.39 ac lot $62/sqft · 19% below area Est $61k · 19% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Excellent house for investment purposes, it is a fixer up but has potential. It has electricity. It could be a good investment property for your portfolio. It features 2/1 with spacious bedrooms and living room.

Key facts

• 0.39 acre lot
• Built 1948
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 (+4.6%/yr); 255 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $50k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 65% 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.94% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.13%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (median comp): $61,496
• List price: $50,000
• Delta: -18.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 Wellworth Ave	0.72mi	2/1.0	806 (-0%)	7mo	$60,000	$74	60
3320 Napier Ave	0.47mi	2/1.0	864 (+7%)	11mo	$70,000	$81	57
3323 Mary Dr	0.53mi	2/1.0	838 (+4%)	17mo	$92,500	$110	55
3053 Churchill St	0.34mi	2/1.0	890 (+10%)	15mo	$83,000	$93	55
3482 Austin Ave	0.70mi	2/1.0	824 (+2%)	12mo	$96,500	$117	53
3369 Matheson Dr	0.52mi	2/1.0	754 (-7%)	18mo	$53,500	$71	50
3325 Shaw Dr	0.56mi	2/1.0	910 (+13%)	20mo	$59,000	$65	35
1513 Dexter Ave	0.67mi	3/1.0 (+1)	900 (+12%)	14mo	$73,120	$81	33
330 Hortman Ave	0.64mi	3/1.0 (+1)	919 (+14%)	14mo	$65,982	$72	31

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: 35.9%
• Equity multiple: 2.56×
• Total profit: $21,821
• Equity at exit: $7,455

10-year hold

• IRR: 43.5%
• Equity multiple: 5.45×
• Total profit: $62,232
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $968 high
• Mortgage (P&I): −$262
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $445

Break-even live

Break-even rent $405

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.03mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.37mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.38mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	0.50mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.53mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.57mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	0.59mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.59mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.83mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	21d	1	0.86mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	0.87mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	44d	1	0.89mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	0.90mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	44d	1	0.92mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	0.97mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	0.97mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	21d	1	1.01mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.15mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	1.20mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	1.22mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	44d	1	1.23mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	13d	1	1.24mi
3324 Vineville Ave Unit 57A Macon, GA	1.0	1.0	680	$800	$1.18	21d	1	1.24mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	1.24mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	1.25mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	44d	1	1.29mi
260 Ryals Ave Macon, GA	2.0	1.0	690	$875	$1.27	44d	1	1.29mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	13d	1	1.30mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	1.34mi
140 Prentice Pl Apt F Macon, GA	1.0	1.0	600	$785	$1.31	44d	1	1.35mi
140 Prentice Pl Apt E Macon, GA	1.0	1.0	600	$1,400	$2.33	44d	1	1.35mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	1.36mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	1.37mi
2056 Vineville Ave Unit 25 Macon, GA	1.0	1.0	621	$825	$1.33	13d	1	1.42mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	44d	1	1.43mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.43mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.43mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.45mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	21d	1	1.49mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	1.49mi

Listing history 21 events

1. 2026-06-19
   days on market $50,000 Active 149 DOM
2. 2026-06-18
   days on market $50,000 Active 148 DOM
3. 2026-06-17
   days on market $50,000 Active 147 DOM
4. 2026-06-16
   days on market $50,000 Active 146 DOM
5. 2026-06-15
   days on market $50,000 Active 145 DOM
6. 2026-06-14
   days on market $50,000 Active 143 DOM
7. 2026-06-13
   days on market $50,000 Active 142 DOM
8. 2026-06-10
   days on market $50,000 Active 140 DOM
9. 2026-06-09
   days on market $50,000 Active 139 DOM
10. 2026-06-09
    days on market $50,000 Active 138 DOM
11. 2026-06-07
    days on market $50,000 Active 137 DOM
12. 2026-06-03
    days on market $50,000 Active 133 DOM
13. 2026-06-02
    days on market $50,000 Active 132 DOM
14. 2026-06-01
    days on market $50,000 Active 131 DOM
15. 2026-05-31
    days on market $50,000 Active 130 DOM
16. 2026-05-30
    days on market $50,000 Active 129 DOM
17. 2026-01-30
    price $50,000 211-char remark

    Show marketing remark (211 chars)

    Excellent house for investment purposes, it is a fixer up but has potential. It has electricity. It could be a good investment property for your portfolio. It features 2/1 with spacious bedrooms and living room.

18. 2026-01-21
    listed $55,000 Active 211-char remark

    Show marketing remark (211 chars)

    Excellent house for investment purposes, it is a fixer up but has potential. It has electricity. It could be a good investment property for your portfolio. It features 2/1 with spacious bedrooms and living room.

19. 2018-08-30
    soldstatus $12,000
20. 2018-08-14
    listed $12,000
21. 2007-01-05
    soldstatus $40,000

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $460 · $38/mo
• Expected delta: +$20/yr (+$2/mo · 4.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $11,614
• − Mortgage interest: −$2,801
• − Property taxes: −$440
• − Insurance: −$250
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$1,455
• Taxable income: $4,810
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,184/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

+25.0% since first listed

5 events — show timeline

• 2026-01-30 Price Changed $50,000 MGMLS
• 2026-01-21 Listed $55,000 MGMLS
• 2018-08-30 Sold (MLS) $12,000 MGMLS
• 2018-08-14 Listed $12,000 MGMLS
• 2007-01-05 Sold (Public Records) $40,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $440 · +28.0% YoY. Source: county tax records.