756 Patton Ave · Macon-Bibb County, GA 31204

$120,000

4 bd · 2.0 ba · 1,144 sqft · MultiFamily public records · 38 Days on market

Built 1960 4,791 sqft lot Est $112k · 7% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +4.3/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Check out this turn key rental property! This duplex is fully rented with a great cap rate. Recent improvements include a new roof, new windows and doors, updated electrical and plumbing, new paint and flooring, and updated bathrooms. Each unit has 2 bedrooms and 1 bathroom. Property is conveniently located within 10 minutes of Downtown Macon, Mercer University, The Macon Mall, AND the Macon Amphitheater! Owner Financing Available, but not preferred. Tenant occupied. Do not disturb tenants. Access will be granted during due diligence. Current income is $725 and $750 with water included.

Key facts

• Updated electrical
• New flooring
• New paint

Tags

• NEW ROOF
• NEW WINDOWS
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• NEW PAINT
• NEW FLOORING

Property features AI

Finance

• Financial info: Listing is residential income (multi-family/duplex)
• HOA & community: No homeowner association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity with individual meters; Sewer connected
• Home design: Residential income property; Duplex (multi-family); Built in 1960
• Construction: Block construction; Built in 1960
• Exterior features: Block construction; Updated / remodeled condition; Lot about 0.11 acres

Interior

• Heating & cooling: No central heating; Window unit cooling
• Interior features: One level; No fireplace; Basement: None; Two-unit building (duplex)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive. Per door: $309/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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.
• 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; 17 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).
• At $1,753/mo this rent would consume 54% of the median local household income ($39k/yr) (locally 2674% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 4y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.7

CMA / ARV

• ARV (median comp): $112,076
• List price: $120,000
• Delta: 7.07%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.68×
• Total profit: $22,737
• Equity at exit: $17,892

10-year hold

• IRR: 26.1%
• Equity multiple: 3.46×
• Total profit: $82,602
• Equity at exit: $10,375

Cash invested: $33,600 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$629
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $617

Break-even live

Break-even rent $972

Max offer price $120,000

Occupancy floor 60%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,752
Total (2 units)			$1,753

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	21d	1	0.08mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	0.54mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	0.54mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.57mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.70mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	0.73mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	0.84mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	1.07mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.10mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	1.10mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.21mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	1.30mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	1.30mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.31mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.37mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.38mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.45mi

Listing history 41 events

1. 2026-06-19
   days on market $120,000 Active 38 DOM
2. 2026-06-18
   days on market $120,000 Active 37 DOM
3. 2026-06-17
   days on market $120,000 Active 36 DOM
4. 2026-06-16
   days on market $120,000 Active 35 DOM
5. 2026-06-15
   days on market $120,000 Active 34 DOM
6. 2026-06-14
   days on market $120,000 Active 32 DOM
7. 2026-06-13
   days on market $120,000 Active 31 DOM
8. 2026-06-10
   days on market $120,000 Active 29 DOM
9. 2026-06-09
   days on market $120,000 Active 28 DOM
10. 2026-06-09
    days on market $120,000 Active 27 DOM
11. 2026-06-07
    days on market $120,000 Active 26 DOM
12. 2026-06-03
    days on market $120,000 Active 22 DOM
13. 2026-06-02
    days on market $120,000 Active 21 DOM
14. 2026-06-01
    days on market $120,000 Active 20 DOM
15. 2026-05-31
    days on market $120,000 Active 19 DOM
16. 2026-05-30
    days on market $120,000 Active 18 DOM
17. 2026-05-08
    status Under Contract 593-char remark

    Show marketing remark (547 chars)

    Check out this turn key rental property! This duplex is fully rented with a great cap rate. Recent improvements include a new roof, new windows and doors, updated electrical and plumbing, new paint and flooring, and updated bathrooms. Each unit has 2 bedrooms and 1 bathroom. Property is conveniently located within 10 minutes of Downtown Macon, Mercer University, The Macon Mall, AND the Macon Amphitheater! Tenant occupied. Do not disturb tenants. Access will be granted during due diligence. Current income is $725 and $750 with water included.

18. 2026-05-08
    historical Active Under Contract 593-char remark

    Show marketing remark (547 chars)

    Check out this turn key rental property! This duplex is fully rented with a great cap rate. Recent improvements include a new roof, new windows and doors, updated electrical and plumbing, new paint and flooring, and updated bathrooms. Each unit has 2 bedrooms and 1 bathroom. Property is conveniently located within 10 minutes of Downtown Macon, Mercer University, The Macon Mall, AND the Macon Amphitheater! Tenant occupied. Do not disturb tenants. Access will be granted during due diligence. Current income is $725 and $750 with water included.

19. 2026-05-08
    status Pending

    Show marketing remark (547 chars)

    Check out this turn key rental property! This duplex is fully rented with a great cap rate. Recent improvements include a new roof, new windows and doors, updated electrical and plumbing, new paint and flooring, and updated bathrooms. Each unit has 2 bedrooms and 1 bathroom. Property is conveniently located within 10 minutes of Downtown Macon, Mercer University, The Macon Mall, AND the Macon Amphitheater! Tenant occupied. Do not disturb tenants. Access will be granted during due diligence. Current income is $725 and $750 with water included.

20. 2026-04-27
    listed $120,000 Active 593-char remark

    Show marketing remark (547 chars)

    Check out this turn key rental property! This duplex is fully rented with a great cap rate. Recent improvements include a new roof, new windows and doors, updated electrical and plumbing, new paint and flooring, and updated bathrooms. Each unit has 2 bedrooms and 1 bathroom. Property is conveniently located within 10 minutes of Downtown Macon, Mercer University, The Macon Mall, AND the Macon Amphitheater! Tenant occupied. Do not disturb tenants. Access will be granted during due diligence. Current income is $725 and $750 with water included.

21. 2026-04-27
    listed $120,000 Active

    Show marketing remark (547 chars)

    Check out this turn key rental property! This duplex is fully rented with a great cap rate. Recent improvements include a new roof, new windows and doors, updated electrical and plumbing, new paint and flooring, and updated bathrooms. Each unit has 2 bedrooms and 1 bathroom. Property is conveniently located within 10 minutes of Downtown Macon, Mercer University, The Macon Mall, AND the Macon Amphitheater! Tenant occupied. Do not disturb tenants. Access will be granted during due diligence. Current income is $725 and $750 with water included.

22. 2026-04-23
    listed $120,000 New 593-char remark
23. 2024-01-10
    historical
24. 2023-11-19
    status Back On Market
25. 2023-11-02
    status Under Contract
26. 2023-10-10
    listed $135,000 New
27. 2023-08-24
    historical
28. 2023-06-13
    listed Active Under Contract
29. 2023-05-23
    soldstatus $105,000
30. 2023-05-18
    soldstatus $105,000 Closed
31. 2023-05-17
    soldstatus $105,000 Sold
32. 2023-05-17
    soldstatus $105,000 Closed
33. 2023-04-26
    status Under Contract
34. 2023-04-26
    status Pending
35. 2023-04-21
    listed $110,000
36. 2023-04-21
    listed $110,000 New
37. 2023-04-21
    listed $110,000 Active
38. 2022-08-17
    soldstatus $25,000 Sold
39. 2022-08-17
    soldstatus $25,000
40. 2022-08-02
    status Under Contract
41. 2022-07-15
    listed $35,000 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: $1,061 · $88/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$43/yr (+$4/mo · 4.1%)

ⓘ 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 · 17 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: $21,036
• − Mortgage interest: −$6,722
• − Property taxes: −$1,061
• − Insurance: −$600
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$3,491
• Taxable income: $5,797
• Est. tax owed @ 24.0%: −$1,391
• After-tax cash flow: $6,015/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

+242.9% since first listed

28 events — show timeline

• 2026-05-22 Relisted — GAMLS
• 2026-05-22 Relisted — MGMLS
• 2026-05-22 Relisted — CGMLS
• 2026-05-08 Pending — GAMLS
• 2026-05-08 Contingent — MGMLS
• 2026-05-08 Pending — CGMLS
• 2026-04-27 Listed $120,000 MGMLS
• 2026-04-27 Listed $120,000 CGMLS
• 2026-04-23 Listed $120,000 GAMLS
• 2024-01-10 Listing Removed — GAMLS
• 2023-11-19 Relisted — GAMLS
• 2023-11-02 Pending — GAMLS
• 2023-10-10 Listed $135,000 GAMLS
• 2023-08-24 Delisted — MGMLS
• 2023-06-13 Listed — MGMLS
• 2023-05-23 Sold (Public Records) $105,000 Public Records
• 2023-05-18 Sold (MLS) $105,000 MGMLS
• 2023-05-17 Sold (MLS) $105,000 CGMLS
• 2023-05-17 Sold (MLS) $105,000 GAMLS
• 2023-04-26 Pending — GAMLS
• 2023-04-26 Pending — CGMLS
• 2023-04-21 Listed $110,000 CGMLS
• 2023-04-21 Listed $110,000 GAMLS
• 2023-04-21 Listed $110,000 MGMLS
• 2022-08-17 Sold (Public Records) $25,000 Public Records
• 2022-08-17 Sold (MLS) $25,000 GAMLS
• 2022-08-02 Pending — GAMLS
• 2022-07-15 Listed $35,000 GAMLS

Property tax history

+14.9%/yr

Latest (2025): $1,061 · +2.8% YoY. Source: county tax records.