722 Mitchell St · Macon-Bibb County, GA 31217

$28,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 66 Days on market

Built 1900 3,920 sqft lot ↓ 6% since listing

---

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
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

Key facts

• 3,920 sq ft lot
• Built 1900
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.
• Cap rate 34.4% 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: Burdell Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 442 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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 (+10.8%/yr); 122 active listings in the ZIP; 22 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

• In year one you build about $1k of equity ($194 loan paydown + $1k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $22k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $26,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 3.84% ✓
• Cap rate: 34.44%
• Cash-on-cash: 100.54%
• DSCR: 5.47
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $68,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Maynard St	0.06mi	3/2.0	1,254 (+4%)	12mo	$140,000	$112	80
575 Cowan St	0.27mi	3/2.0	1,208 (+1%)	10mo	$68,900	$57	78
1392 Fort Hill St	0.33mi	3/1.0	1,280 (+7%)	3mo	$35,000	$27	68
1204 Norris St	0.26mi	3/2.0	1,075 (-10%)	6mo	$67,000	$62	66
1049 Boulevard	0.71mi	2/2.0 (-1)	1,170 (-2%)	1mo	$135,000	$115	56
1040 Chestney St	0.19mi	2/2.0 (-1)	1,040 (-13%)	10mo	$83,000	$80	56
970 Emery Hwy	0.46mi	3/2.0	1,320 (+10%)	12mo	$18,900	$14	52
1168 Clinton Rd	0.45mi	3/1.0	1,036 (-14%)	10mo	$15,000	$14	44
1066 Woolfolk St	0.44mi	2/2.0 (-1)	1,314 (+10%)	18mo	$21,000	$16	43
328 Woolfolk St	0.54mi	3/1.0	1,340 (+12%)	13mo	$20,000	$15	41
765 Magnolia Dr	0.70mi	2/1.0 (-1)	1,316 (+10%)	4mo	$42,500	$32	39
783 Boulevard	0.73mi	2/1.0 (-1)	1,337 (+11%)	9mo	$180,000	$135	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.75×
• Total profit: $52,906
• Equity at exit: $14,710

10-year hold

• IRR: —
• Equity multiple: 18.60×
• Total profit: $138,007
• Equity at exit: $24,479

Cash invested: $7,840 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $657

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 34%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.40mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	0.41mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.42mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	0.45mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	43d	1	0.52mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	0.52mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	43d	1	0.57mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.58mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	0.59mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	13d	1	0.60mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	13d	1	0.67mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	0.72mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	0.76mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	0.95mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	0.98mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	13d	1	1.05mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	13d	1	1.05mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	21d	1	1.17mi
955 Walnut St Unit B Macon, GA	2.0	1.0	840	$1,075	$1.28	43d	1	1.41mi
941 Hill Park Unit 2 Macon, GA	2.0	1.0	800	$850	$1.06	21d	1	1.47mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	1.47mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.48mi

Listing history 17 events

1. 2024-09-06
   status Pending
2. 2024-06-29
   listed $28,000 Active
3. 2023-09-06
   status Under Contract 167-char remark

   Show marketing remark (167 chars)

   Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

4. 2023-09-06
   status Pending 167-char remark

   Show marketing remark (167 chars)

   Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

5. 2023-08-31
   soldstatus $22,000 Sold 167-char remark

   Show marketing remark (167 chars)

   Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

6. 2023-08-31
   soldstatus $22,000 Closed 167-char remark

   Show marketing remark (167 chars)

   Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

7. 2023-08-09
   price $22,900 167-char remark

   Show marketing remark (167 chars)

   Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

8. 2023-08-09
   price $22,900 167-char remark

   Show marketing remark (167 chars)

   Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

9. 2023-08-03
   price $24,900 167-char remark

   Show marketing remark (167 chars)

   Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

10. 2023-08-03
    price $24,900 167-char remark

    Show marketing remark (167 chars)

    Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

11. 2023-08-01
    price $26,900 167-char remark

    Show marketing remark (167 chars)

    Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

12. 2023-08-01
    price $26,900 167-char remark

    Show marketing remark (167 chars)

    Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

13. 2023-07-27
    price $27,900 167-char remark

    Show marketing remark (167 chars)

    Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

14. 2023-07-27
    price $27,900 167-char remark

    Show marketing remark (167 chars)

    Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

15. 2023-07-25
    price $28,900 167-char remark

    Show marketing remark (167 chars)

    Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

16. 2023-07-16
    listed $29,900 New 167-char remark

    Show marketing remark (167 chars)

    Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

17. 2023-07-16
    listed $29,900 Active 167-char remark

    Show marketing remark (167 chars)

    Macon is Rising to Fall No More. pick up this well-built house with good bones and moderate work, mostly cosmetic to rent out or live in. brick front, solid structure.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,917
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$815
• Taxable income: $7,907
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $5,985/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

-6.4% since first listed

17 events — show timeline

• 2024-09-06 Pending — CGMLS
• 2024-06-29 Listed $28,000 CGMLS
• 2023-09-06 Pending — GAMLS
• 2023-09-06 Pending — FMLS
• 2023-08-31 Sold (MLS) $22,000 FMLS
• 2023-08-31 Sold (MLS) $22,000 GAMLS
• 2023-08-09 Price Changed $22,900 GAMLS
• 2023-08-09 Price Changed $22,900 FMLS
• 2023-08-03 Price Changed $24,900 GAMLS
• 2023-08-03 Price Changed $24,900 FMLS
• 2023-08-01 Price Changed $26,900 GAMLS
• 2023-08-01 Price Changed $26,900 FMLS
• 2023-07-27 Price Changed $27,900 GAMLS
• 2023-07-27 Price Changed $27,900 FMLS
• 2023-07-25 Price Changed $28,900 FMLS
• 2023-07-16 Listed $29,900 FMLS
• 2023-07-16 Listed $29,900 GAMLS

Property tax history

+3.7%/yr

Latest (2025): $55 · +63.4% YoY. Source: county tax records.