1222 Lamont St · Macon-Bibb County, GA 31204

$59,000

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 8 Days on market

Built 1952 10,454 sqft lot Est $75k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Affordable and full of potential! This 3-bedroom, 1-bath ranch home is conveniently located in Macon and offers easy one-level living. Built in 1952, the home features an eat-in kitchen, wood flooring, high ceilings, a spacious front yard, and a welcoming front porch. Situated on approximately 0.24 acres, there is plenty of outdoor space to enjoy. The property also offers a private driveway with parking for two vehicles and is close to shopping, schools, restaurants, and other local amenities. Perfect for first-time buyers, investors, or anyone looking for a budget-friendly home with room to make it their own. Don't miss this opportunity-schedule your tour today!

Key facts

• Wood flooring
• Spacious front yard
• Private driveway

Tags

• EAT-IN KITCHEN
• WOOD FLOORING
• HIGH CEILINGS
• SPACIOUS FRONT YARD
• WELCOMING FRONT PORCH
• PRIVATE DRIVEWAY

Property features AI

Finance

• HOA & community: Community features include proximity to shopping and street lighting

Exterior

• Parking: Driveway parking; 2 total parking spaces; Open parking available; Parking at kitchen level
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Telephone available; Electricity available
• Home design: One-story home; Resale property
• Construction: Wood siding; Metal roof; Slab foundation; Built with crawl space
• Exterior features: Front porch; Other exterior features; Paved city street frontage; Near shopping; Street lights

Interior

• Kitchen: Eat-in kitchen; Cabinets; Laminate countertops; Electric oven and electric range
• Bedrooms: 3 main-level bedrooms; Primary suite on the main level
• Flooring: Wood flooring; Other flooring
• Bathrooms: 1 full bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Ceiling fan(s)
• Interior features: 9-foot ceilings on main level; Wood window frames; No shared/common walls; Crawl space foundation
• Laundry & utility: Laundry located in kitchen on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $59k).
• Cap rate 14.9% 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: Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 30% of the median local income ($39k/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 $408 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 + 4.6% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $42k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $59,000

Questions for the listing agent

1. Built in 1952 — 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: 1.65% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.73%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $75,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3320 Napier Ave	0.32mi	2/1.0	864 (-1%)	11mo	$70,000	$81	74
3053 Churchill St	0.46mi	2/1.0	890 (+2%)	15mo	$83,000	$93	63
1179 Burton Ave	0.09mi	2/1.0	999 (+14%)	12mo	$65,100	$65	62
3491 Bond St W	0.69mi	2/1.0	828 (-5%)	1mo	$14,000	$17	58
1513 Dexter Ave	0.57mi	3/1.0 (+1)	900 (+3%)	14mo	$73,120	$81	52
1545 Wellworth Ave	0.65mi	2/1.0	806 (-8%)	7mo	$60,000	$74	50
1211 Radio Dr	0.23mi	3/1.0 (+1)	1,000 (+14%)	12mo	$88,000	$88	50
3423 Walker St	0.35mi	3/1.0 (+1)	969 (+11%)	14mo	$62,500	$64	49
3262 Matheson Dr	0.36mi	3/2.0 (+1)	955 (+9%)	14mo	$97,000	$102	47
3482 Austin Ave	0.73mi	2/1.0	824 (-6%)	12mo	$96,500	$117	46
3517 Napier Ave	0.64mi	2/1.0	768 (-12%)	13mo	$66,000	$86	39
1426 Bailey Ave	0.57mi	3/1.0 (+1)	988 (+13%)	11mo	$85,000	$86	38

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.15×
• Total profit: $18,965
• Equity at exit: $8,797

10-year hold

• IRR: 35.6%
• Equity multiple: 4.51×
• Total profit: $57,924
• Equity at exit: $5,101

Cash invested: $16,520 (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: 5.0×

Monthly cashflow live

• Estimated rent: $975 high
• Mortgage (P&I): −$309
• Tax from tax record: −$13 /mo · $160/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $423

Break-even live

Break-even rent $440

Max offer price $59,000

Occupancy floor 52%

Sensitivity live

Price	-10% $456	-5% $440	+0% $423	+5% $406	+10% $390
Rent	-10% $346	-5% $385	+0% $423	+5% $462	+10% $500
Rate	-1.0pp $453	-0.5pp $438	base $423	+0.5pp $408	+1.0pp $392

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.22mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.30mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	0.30mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.32mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.50mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	14d	1	0.54mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.61mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	0.69mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	0.72mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	1.00mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	1.00mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	1.03mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	1.07mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	1.07mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	44d	1	1.10mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	21d	1	1.10mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	44d	1	1.11mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	21d	1	1.15mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	44d	1	1.16mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.16mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	21d	1	1.19mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.19mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	44d	1	1.20mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	1.28mi
3324 Vineville Ave Unit 57A Macon, GA	1.0	1.0	680	$800	$1.18	21d	1	1.31mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	1.31mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	1.31mi
1655 N Atwood Dr Unit 5 Macon, GA	1.0	1.0	750	$850	$1.13	21d	1	1.34mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	44d	1	1.38mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	1.38mi
140 Prentice Pl Apt E Macon, GA	1.0	1.0	600	$1,400	$2.33	44d	1	1.38mi
140 Prentice Pl Apt F Macon, GA	1.0	1.0	600	$785	$1.31	44d	1	1.38mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.44mi

Listing history 8 events

1. 2026-06-19
   days on market $59,000 Active 8 DOM
2. 2026-06-18
   days on market $59,000 Active 7 DOM
3. 2026-06-17
   days on market $59,000 Active 6 DOM
4. 2026-06-16
   days on market $59,000 Active 5 DOM
5. 2026-06-15
   days on market $59,000 Active 4 DOM
6. 2026-06-14
   days on market $59,000 Active 2 DOM
7. 2026-06-13
   remarks 671-char remark
8. 2026-06-13
   listed $59,000 Active 1 DOM

ⓘ 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: $160 · $13/mo
• Projected year-2 tax: $543 · $45/mo
• Expected delta: +$383/yr (+$32/mo · 239.2%)

ⓘ 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 68% 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: $11,702
• − Mortgage interest: −$3,305
• − Property taxes: −$160
• − Insurance: −$295
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,716
• Taxable income: $4,353
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $4,032/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

+136.0% since first listed

6 events — show timeline

• 2026-06-11 Listed $59,000 GAMLS
• 2026-06-11 Listed $59,000 FMLS
• 2014-05-01 Listing Removed — GAMLS
• 2013-10-28 Listed $20,000 GAMLS
• 2011-08-05 Sold (Public Records) $42,500 Public Records
• 2003-10-14 Sold (Public Records) $25,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $160 · +8.5% YoY. Source: county tax records.