1323 Crawford St · Macon-Bibb County, GA 31206

$120,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 128 Days on market

Built 1994 8,276 sqft lot $119/sqft · 76% above area

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Why this score? — see what drove the D+ 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• 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 MLS

This charming 3-bedroom, 2-bath gem is the perfect blend of comfort, convenience, and opportunity. Whether you're looking for the ideal family home or a smart investment, this property checks all the boxes. Featuring spacious living areas, a functional layout, and endless potential, it's move-in ready with room to make it your own. Nestled in a quiet, established neighborhood, you'll enjoy peace and privacy while staying close to shopping, dining, and downtown Macon. Perfect for first-time buyers, growing families, or savvy investors-don't miss your chance to turn this house into your next success story. Schedule your showing today!

Key facts

• 8,276 sq ft lot
• Built 1994
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (5.1% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 D — 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,139/mo this rent would consume 45% of the median local household income ($30k/yr) (locally 1335% 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.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $68,104
• List price: $120,000
• Delta: 76.20%
• 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
670 Poppy Ave	0.31mi	3/2.0	1,056 (+5%)	1mo	$30,000	$28	77
2017 Lowe St	0.28mi	3/1.0	1,025 (+2%)	10mo	$47,000	$46	72
1355 Harris St	0.13mi	3/1.0	1,102 (+9%)	9mo	$102,000	$93	67
853 Grayson Ave	0.46mi	3/1.0	984 (-2%)	4mo	$38,000	$39	67
1191 Carroll St	0.17mi	3/1.0	1,131 (+12%)	6mo	$70,000	$62	62
344 Blossom Ave	0.61mi	3/1.0	936 (-7%)	4mo	$135,000	$144	52
549 Straight St	0.57mi	2/2.0 (-1)	1,066 (+6%)	9mo	$50,000	$47	51
703 Edwards Ave	0.55mi	3/1.0	932 (-8%)	9mo	$105,000	$113	50
2509 Kent Dr	0.74mi	3/2.0	1,134 (+12%)	1mo	$170,000	$150	44
1162 Ruben Dr	0.70mi	2/1.0 (-1)	960 (-5%)	8mo	$19,500	$20	44
1162 Ruben Drive Dr Unit m	0.70mi	2/1.0 (-1)	960 (-5%)	8mo	$19,500	$20	44
2332 Ballard Pl	0.59mi	2/1.0 (-1)	868 (-14%)	14mo	$25,000	$29	28

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-8,016
• Equity at exit: $17,892

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $14,757
• 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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,139 high
• Mortgage (P&I): −$629
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $143

Break-even live

Break-even rent $958

Max offer price $120,000

Occupancy floor 82%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	0.30mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	0.54mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	0.57mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	21d	1	0.62mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	0.82mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.83mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.83mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	0.86mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.86mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.86mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	0.99mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.99mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	1.03mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	1.03mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	44d	1	1.04mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	1.05mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	1.05mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.11mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.13mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	1.16mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.19mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.20mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.27mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.27mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	1.29mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	21d	1	1.30mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	21d	1	1.30mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	44d	1	1.31mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	1.31mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	1.33mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	1.36mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.36mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	1.36mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	1.36mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	1.37mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	1.37mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.38mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	1.41mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	1.41mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	1.42mi

Listing history 30 events

1. 2026-06-19
   days on market $120,000 Active 128 DOM
2. 2026-06-18
   days on market $120,000 Active 127 DOM
3. 2026-06-17
   days on market $120,000 Active 126 DOM
4. 2026-06-16
   days on market $120,000 Active 125 DOM
5. 2026-06-15
   days on market $120,000 Active 124 DOM
6. 2026-06-14
   days on market $120,000 Active 122 DOM
7. 2026-06-13
   days on market $120,000 Active 121 DOM
8. 2026-06-10
   days on market $120,000 Active 119 DOM
9. 2026-06-09
   days on market $120,000 Active 118 DOM
10. 2026-06-09
    days on market $120,000 Active 117 DOM
11. 2026-06-07
    days on market $120,000 Active 116 DOM
12. 2026-06-03
    days on market $120,000 Active 112 DOM
13. 2026-06-02
    days on market $120,000 Active 111 DOM
14. 2026-06-01
    days on market $120,000 Active 110 DOM
15. 2026-05-31
    days on market $120,000 Active 109 DOM
16. 2026-05-30
    days on market $120,000 Active 108 DOM
17. 2026-02-11
    listed $120,000 New 645-char remark

    Show marketing remark (645 chars)

    This charming 3-bedroom, 2-bath gem is the perfect blend of comfort, convenience, and opportunity. Whether you're looking for the ideal family home or a smart investment, this property checks all the boxes. Featuring spacious living areas, a functional layout, and endless potential, it's move-in ready with room to make it your own. Nestled in a quiet, established neighborhood, you'll enjoy peace and privacy while staying close to shopping, dining, and downtown Macon. Perfect for first-time buyers, growing families, or savvy investors-don't miss your chance to turn this house into your next success story. Schedule your showing today!

18. 2024-11-20
    historical
19. 2024-08-23
    status Back On Market
20. 2024-08-08
    status Under Contract
21. 2024-07-05
    listed $115,000 New
22. 2023-06-29
    soldstatus $95,000
23. 2023-06-26
    soldstatus $95,000 Sold
24. 2023-06-12
    status Under Contract
25. 2023-04-03
    historical Active Under Contract
26. 2023-03-28
    listed $95,000 New
27. 2022-02-08
    soldstatus $81,700
28. 2022-02-03
    soldstatus $86,000 Sold
29. 2022-01-05
    status Under Contract
30. 2021-12-28
    listed $89,900 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: $934 · $78/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$170/yr (+$14/mo · 18.3%)

ⓘ 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: $13,666
• − Mortgage interest: −$6,722
• − Property taxes: −$934
• − Insurance: −$600
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,491
• Taxable loss: −$267
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $1,775/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

+33.5% since first listed

14 events — show timeline

• 2026-02-11 Listed $120,000 GAMLS
• 2024-11-20 Listing Removed — GAMLS
• 2024-08-23 Relisted — GAMLS
• 2024-08-08 Pending — GAMLS
• 2024-07-05 Listed $115,000 GAMLS
• 2023-06-29 Sold (Public Records) $95,000 Public Records
• 2023-06-26 Sold (MLS) $95,000 GAMLS
• 2023-06-12 Pending — GAMLS
• 2023-04-03 Contingent — GAMLS
• 2023-03-28 Listed $95,000 GAMLS
• 2022-02-08 Sold (Public Records) $81,700 Public Records
• 2022-02-03 Sold (MLS) $86,000 GAMLS
• 2022-01-05 Pending — GAMLS
• 2021-12-28 Listed $89,900 GAMLS

Property tax history

+6.8%/yr

Latest (2025): $934 · -0.0% YoY. Source: county tax records.