2361 Adams Ave · Macon-Bibb County, GA 31206

$75,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 26 Days on market

Built 1950 5,662 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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

2 bedroom, 1 bathroom fixer upper. Great for investors or those looking for sweat equity. Bring your imagination and bring this home back to life. NO SELLER DISCLOSURES. Sold as is.

Key facts

• 5,662 sq ft lot
• Built 1950
• Listed 25 days

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Security: No security features listed
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One-level property
• Construction: Brick construction; Shingle roof; Slab foundation; Property listed as fixer
• Exterior features: City street frontage; Asphalt road access; GPS-friendly directions

Interior

• Kitchen: No kitchen features listed; No appliances specifically listed
• Bedrooms: One main-level bedroom; No special bedroom features listed
• Flooring: Other flooring
• Bathrooms: One full bathroom on the main level; No master bathroom features listed
• Heating & cooling: No heating or cooling details listed
• Interior features: Other interior features; Wood window frames; No shared/common walls; Crawl space
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Zoned schools: Hartley Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 438 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 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 (+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).
• This rent runs 43% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.43% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $39,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1191 Carroll St	0.12mi	3/1.0 (+1)	1,131 (+11%)	6mo	$70,000	$62	66
1355 Harris St	0.23mi	3/1.0 (+1)	1,102 (+8%)	9mo	$102,000	$93	64
2017 Lowe St	0.48mi	3/1.0 (+1)	1,025 (+0%)	10mo	$47,000	$46	63
670 Poppy Ave	0.52mi	3/2.0 (+1)	1,056 (+4%)	1mo	$30,000	$28	60
1162 Ruben Drive Dr Unit m	0.54mi	2/1.0	960 (-6%)	8mo	$19,500	$20	58
1162 Ruben Dr	0.54mi	2/1.0	960 (-6%)	8mo	$19,500	$20	58
853 Grayson Ave	0.65mi	3/1.0 (+1)	984 (-4%)	4mo	$38,000	$39	56
2008 Cedar Ave	0.41mi	3/2.0 (+1)	1,008 (-1%)	18mo	$73,000	$72	54
2332 Ballard Pl	0.43mi	2/1.0	868 (-15%)	14mo	$25,000	$29	44
2278 Ballard Pl	0.42mi	3/1.0 (+1)	868 (-15%)	14mo	$25,000	$29	39
703 Edwards Ave	0.75mi	3/1.0 (+1)	932 (-9%)	9mo	$105,000	$113	38
2288 Ballard Pl	0.42mi	3/1.0 (+1)	868 (-15%)	17mo	$30,000	$35	36

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: 16.0%
• Equity multiple: 1.66×
• Total profit: $13,854
• Equity at exit: $11,183

10-year hold

• IRR: 26.0%
• Equity multiple: 3.49×
• Total profit: $52,186
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $374

Break-even live

Break-even rent $598

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• 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	43d	1	0.36mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	20d	1	0.51mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	0.58mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	0.66mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	20d	1	0.69mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.69mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	43d	1	0.69mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.77mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	0.80mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	20d	1	0.81mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	0.89mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.90mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.98mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	43d	1	1.02mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	43d	1	1.02mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.03mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	1.08mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	20d	1	1.08mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	1.11mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	1.11mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	43d	1	1.12mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	1.13mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	20d	1	1.20mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	20d	1	1.20mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	43d	1	1.23mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	1.24mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	1.25mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	43d	1	1.29mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	20d	1	1.31mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	20d	1	1.31mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	43d	1	1.32mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	20d	1	1.33mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	20d	1	1.33mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	1.33mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.34mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.35mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.35mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	43d	1	1.37mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	1.37mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.38mi

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 26 DOM
2. 2026-06-18
   days on market $75,000 Active 25 DOM
3. 2026-06-17
   days on market $75,000 Active 24 DOM
4. 2026-06-16
   days on market $75,000 Active 23 DOM
5. 2026-06-15
   days on market $75,000 Active 22 DOM
6. 2026-06-14
   days on market $75,000 Active 20 DOM
7. 2026-06-13
   days on market $75,000 Active 19 DOM
8. 2026-06-10
   days on market $75,000 Active 17 DOM
9. 2026-06-09
   days on market $75,000 Active 16 DOM
10. 2026-06-08
    days on market $75,000 Active 15 DOM
11. 2026-06-07
    days on market $75,000 Active 14 DOM
12. 2026-06-03
    days on market $75,000 Active 10 DOM
13. 2026-06-02
    days on market $75,000 Active 9 DOM
14. 2026-06-01
    days on market $75,000 Active 8 DOM
15. 2026-05-31
    days on market $75,000 Active 7 DOM
16. 2026-05-30
    days on market $75,000 Active 6 DOM
17. 2026-05-24
    listed $75,000 Active

ⓘ 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: $570 · $48/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$120/yr (+$10/mo · 21.0%)

ⓘ 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 66% 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: $12,844
• − Mortgage interest: −$4,201
• − Property taxes: −$570
• − Insurance: −$375
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,182
• Taxable income: $3,461
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,651/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

1 event — show timeline

• 2026-05-24 Listed $75,000 FMLS

Property tax history

+12.2%/yr

Latest (2025): $570 · +45.4% YoY. Source: county tax records.