3412 Antioch Rd · Macon-Bibb County, GA 31206

$55,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 24 Days on market

Built 1957 0.30 ac lot Est $55k · at est.

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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 +7.1/15.0
• 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

Situated on a 5,663 sq ft lot, this 3-bedroom, 1-bath property offers 924 sq ft of potential in a convenient Macon location. Zoned M-1 (Wholesale & Light Industrial), this unique property presents a variety of possibilities for investors, business owners, or buyers looking for flexible use potential. Whether you're considering redevelopment, storage, office space, or a workshop opportunity, this property is worth a look. Cash or conventional financing only. Don't miss this versatile investment opportunity!

Key facts

• Office space
• M-1 zoning
• Workshop opportunity

Tags

• M-1 ZONING
• FLEXIBLE USE POTENTIAL
• REDEVELOPMENT OPPORTUNITY
• STORAGE SPACE
• OFFICE SPACE
• WORKSHOP OPPORTUNITY

Property features AI

Finance

• Other: Property located in Lynmore Mikado subdivision
• Financial info: Investor owned
• HOA & community: No HOA; Association fees: none

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer; Cable available; Electricity available; High speed internet available; Natural gas available; Sewer connected
• Home design: Single family residence (house); Built in 1957
• Construction: Composition roof; Slab foundation; Other construction materials
• Exterior features: Level lot; Sidewalks; Street lights

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Ceiling fan(s); Window unit(s)
• Interior features: One-level living; Living area reported as 924 (public records); Fixer condition
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% 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.
• Zoned schools: 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 (+5.0%/yr); 207 active listings in the ZIP; 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 + 5.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $16k; list at $55k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.88% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.49%
• DSCR: 2.67
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $54,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3441 Antioch Hts	0.06mi	3/2.0	897 (-3%)	1mo	$75,000	$84	87
569 Grenada Ter	0.19mi	2/1.0 (-1)	832 (-10%)	2mo	$43,000	$52	68
534 Lynmore Ave	0.33mi	2/1.0 (-1)	864 (-6%)	10mo	$55,000	$64	61
524 Ormond Ter	0.19mi	2/1.0 (-1)	820 (-11%)	9mo	$33,000	$40	60
560 Ormond Ter	0.23mi	3/1.0	1,031 (+12%)	14mo	$60,857	$59	58
594 Grenada Ter	0.25mi	2/1.0 (-1)	1,016 (+10%)	12mo	$65,000	$64	56
562 Richmond St	0.54mi	2/1.0 (-1)	972 (+5%)	6mo	$15,000	$15	56
3935 Broadway	0.46mi	2/1.0 (-1)	972 (+5%)	13mo	$33,000	$34	54
3423 Flamingo Dr	0.28mi	3/1.0	1,048 (+13%)	14mo	$68,361	$65	53
837 Newberg Ave	0.63mi	3/1.0	966 (+4%)	13mo	$37,000	$38	52
533 Lynmore Cir	0.28mi	2/1.0 (-1)	792 (-14%)	15mo	$55,000	$69	46
905 Ponce De Leon Cir S	0.69mi	3/2.0	1,035 (+12%)	19mo	$28,000	$27	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: 35.6%
• Equity multiple: 2.55×
• Total profit: $23,866
• Equity at exit: $8,201

10-year hold

• IRR: 43.3%
• Equity multiple: 5.51×
• Total profit: $69,390
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$288
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $481

Break-even live

Break-even rent $424

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	0.26mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	0.30mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	0.52mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	0.62mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.87mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.03mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	1.05mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	1.07mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.09mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	1.09mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	1.20mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.26mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	1.35mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.35mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	1.35mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	43d	1	1.36mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	1.38mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	1.43mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	1.49mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	1.49mi

Listing history 36 events

1. 2026-06-19
   days on market $55,000 Active 24 DOM
2. 2026-06-18
   days on market $55,000 Active 23 DOM
3. 2026-06-17
   days on market $55,000 Active 22 DOM
4. 2026-06-16
   days on market $55,000 Active 21 DOM
5. 2026-06-15
   days on market $55,000 Active 20 DOM
6. 2026-06-14
   days on market $55,000 Active 18 DOM
7. 2026-06-13
   days on market $55,000 Active 17 DOM
8. 2026-06-10
   days on market $55,000 Active 15 DOM
9. 2026-06-09
   statusdays on market $55,000 Active 14 DOM
10. 2026-06-08
    days on market $55,000 New 13 DOM
11. 2026-06-07
    days on market $55,000 New 12 DOM
12. 2026-06-03
    days on market $55,000 New 8 DOM
13. 2026-06-02
    days on market $55,000 New 7 DOM
14. 2026-06-01
    days on market $55,000 New 6 DOM
15. 2026-05-31
    days on market $55,000 New 5 DOM
16. 2026-05-30
    days on market $55,000 New 4 DOM
17. 2026-05-18
    listed $55,000 New
18. 2026-03-16
    historical
19. 2026-01-26
    status Back On Market
20. 2025-12-31
    historical
21. 2025-11-01
    price $38,999
22. 2025-09-17
    listed $45,000 New
23. 2024-11-15
    historical
24. 2024-08-21
    listed $79,900 New
25. 2023-03-03
    soldstatus $16,500 Closed
26. 2023-02-24
    status Pending
27. 2023-02-23
    soldstatus $16,500 Sold
28. 2023-02-10
    price $12,900
29. 2023-02-10
    price $12,900
30. 2023-01-27
    price $15,000
31. 2022-12-29
    price $29,900
32. 2022-12-29
    price $29,900
33. 2022-12-21
    price $39,900
34. 2022-12-21
    price $39,900
35. 2022-12-09
    listed $50,000 Active
36. 2022-12-09
    listed $50,000 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: $280 · $23/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$226/yr (+$19/mo · 80.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,391
• − Mortgage interest: −$3,081
• − Property taxes: −$280
• − Insurance: −$275
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,600
• Taxable income: $5,173
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $4,531/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

+10.0% since first listed

20 events — show timeline

• 2026-05-18 Listed $55,000 GAMLS
• 2026-03-16 Listing Removed — GAMLS
• 2026-01-26 Relisted — GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-11-01 Price Changed $38,999 GAMLS
• 2025-09-17 Listed $45,000 GAMLS
• 2024-11-15 Listing Removed — GAMLS
• 2024-08-21 Listed $79,900 GAMLS
• 2023-03-03 Sold (MLS) $16,500 FMLS
• 2023-02-24 Pending — FMLS
• 2023-02-23 Sold (MLS) $16,500 GAMLS
• 2023-02-10 Price Changed $12,900 FMLS
• 2023-02-10 Price Changed $12,900 GAMLS
• 2023-01-27 Price Changed $15,000 FMLS
• 2022-12-29 Price Changed $29,900 GAMLS
• 2022-12-29 Price Changed $29,900 FMLS
• 2022-12-21 Price Changed $39,900 GAMLS
• 2022-12-21 Price Changed $39,900 FMLS
• 2022-12-09 Listed $50,000 GAMLS
• 2022-12-09 Listed $50,000 FMLS

Property tax history

+9.9%/yr

Latest (2025): $280 · +3.5% YoY. Source: county tax records.