4035 Villa Ave · Macon-Bibb County, GA 31204

$23,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 58 Days on market

Built 1955 0.35 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

INVESTOR SPECIAL/ Fix & FLIP or Add to Rental Portfolio GREAT 2/1 ready for your vision

Key facts

• 0.35 acre lot
• Built 1955
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $23k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.3% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $159 of loan paydown is wiped out by about $690 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $23k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1955 — 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: 4.06% ✓
• Cap rate: 36.29%
• Cash-on-cash: 107.15%
• DSCR: 5.77
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $49,088
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3975 Fairmont Ave	0.07mi	2/1.5	864 (+4%)	13mo	$23,000	$27	78
3966 George St	0.28mi	2/1.0	776 (-7%)	13mo	$48,000	$62	64
4583 Shadow Lawn Dr	0.54mi	2/1.0	825 (-1%)	11mo	$85,000	$103	64
3555 Plymouth Dr	0.64mi	3/1.0 (+1)	864 (+4%)	2mo	$49,000	$57	57
3469 Charleston Cir	0.71mi	3/1.0 (+1)	856 (+3%)	2mo	$49,900	$58	55
3653 Morgan Dr	0.69mi	2/1.0	852 (+2%)	15mo	$50,000	$59	52
3975 Forest Ave W	0.32mi	3/1.0 (+1)	912 (+10%)	18mo	$24,000	$26	49
3640 Hillcrest Ave	0.69mi	2/1.0	880 (+6%)	14mo	$75,000	$85	47
3641 Dawn St	0.55mi	1/1.0 (-1)	746 (-10%)	12mo	$49,500	$66	43

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: —
• Equity multiple: 6.35×
• Total profit: $34,449
• Equity at exit: $3,429

10-year hold

• IRR: —
• Equity multiple: 14.00×
• Total profit: $83,734
• Equity at exit: $1,989

Cash invested: $6,440 (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: 2.1×

Monthly cashflow live

• Estimated rent: $933 high
• Mortgage (P&I): −$121
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $575

Break-even live

Break-even rent $205

Max offer price $23,000

Occupancy floor 33%

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	13d	1	0.17mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	43d	1	0.18mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	43d	1	0.21mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	43d	1	0.26mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	13d	1	0.27mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	43d	1	0.36mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	13d	1	0.41mi
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	13d	1	0.44mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	21d	1	0.46mi
140 Prentice Pl Apt F Macon, GA	1.0	1.0	600	$785	$1.31	43d	1	0.51mi
140 Prentice Pl Apt E Macon, GA	1.0	1.0	600	$1,400	$2.33	43d	1	0.51mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	43d	1	0.52mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	43d	1	0.63mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	13d	1	0.67mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	0.67mi
3324 Vineville Ave Unit 57A Macon, GA	1.0	1.0	680	$800	$1.18	21d	1	0.67mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	43d	1	0.70mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	0.70mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	13d	1	0.71mi
200 Charter Ln Macon, GA	1.0–3.0	1.0–2.0	1088	$1,322	$1.21	13d	18	0.93mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	43d	1	1.01mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.04mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	1.11mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	21d	1	1.12mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	43d	1	1.24mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.32mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	1.42mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	1.42mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $23,000 Pending 58 DOM
2. 2026-06-10
   days on market $23,000 Active 56 DOM
3. 2026-06-09
   days on market $23,000 Active 55 DOM
4. 2026-06-09
   days on market $23,000 Active 54 DOM
5. 2026-06-07
   days on market $23,000 Active 53 DOM
6. 2026-06-03
   days on market $23,000 Active 49 DOM
7. 2026-06-02
   days on market $23,000 Active 48 DOM
8. 2026-06-01
   days on market $23,000 Active 47 DOM
9. 2026-05-31
   days on market $23,000 Active 46 DOM
10. 2026-05-30
    days on market $23,000 Active 45 DOM
11. 2026-05-06
    price $30,000 93-char remark

    Show marketing remark (93 chars)

    INVESTOR SPECIAL/ Fix & FLIP or Add to Rental Portfolio GREAT 2/1 ready for your vision

12. 2026-05-01
    price $38,000 93-char remark

    Show marketing remark (93 chars)

    INVESTOR SPECIAL/ Fix & FLIP or Add to Rental Portfolio GREAT 2/1 ready for your vision

13. 2026-04-15
    listed $45,000 Active 93-char remark

    Show marketing remark (93 chars)

    INVESTOR SPECIAL/ Fix & FLIP or Add to Rental Portfolio GREAT 2/1 ready for your vision

14. 2026-02-14
    soldstatus $14,000 Sold 27-char remark

    Show marketing remark (27 chars)

    Investor owner - Sold As-Is

15. 2026-02-14
    soldstatus $14,000 Closed

    Show marketing remark (27 chars)

    Investor owner - Sold As-Is

16. 2026-01-29
    status Under Contract 27-char remark

    Show marketing remark (27 chars)

    Investor owner - Sold As-Is

17. 2026-01-29
    status Pending

    Show marketing remark (27 chars)

    Investor owner - Sold As-Is

18. 2026-01-22
    listed $15,000 Active
19. 2026-01-21
    listed $15,000 New 27-char remark

    Show marketing remark (27 chars)

    Investor owner - Sold As-Is

20. 2022-02-11
    soldstatus $220,000
21. 2006-02-03
    soldstatus $163,000

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $383 · $32/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $11,197
• − Mortgage interest: −$1,288
• − Property taxes: −$383
• − Insurance: −$115
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$669
• Taxable income: $6,950
• Est. tax owed @ 24.0%: −$1,668
• After-tax cash flow: $5,232/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

-81.6% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $30,000 CGMLS
• 2026-05-01 Price Changed $38,000 CGMLS
• 2026-04-15 Listed $45,000 CGMLS
• 2026-02-14 Sold (MLS) $14,000 FMLS
• 2026-02-14 Sold (MLS) $14,000 GAMLS
• 2026-01-29 Pending — GAMLS
• 2026-01-29 Pending — FMLS
• 2026-01-22 Listed $15,000 FMLS
• 2026-01-21 Listed $15,000 GAMLS
• 2022-02-11 Sold (Public Records) $220,000 Public Records
• 2006-02-03 Sold (Public Records) $163,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $383 · +9.7% YoY. Source: county tax records.