871 Peachtree St · Macon-Bibb County, GA 31217

$115,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 456 Days on market

Built 1990 6,534 sqft lot $105/sqft · 138% above area

---

Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

Key facts

• Open-concept design
• Fresh paint
• New light fixtures

Tags

• ROCKING CHAIR FRONT PORCH
• NEW LIGHT FIXTURES
• FRESH PAINT
• DURABLE LVP FLOORING
• OPEN-CONCEPT DESIGN
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $167 ($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 $110k (4.6% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 C — 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 (+10.8%/yr); 122 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• In year one you build about $6k of equity ($795 loan paydown + $5k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 456 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $55k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 456 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. 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.
5. 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.
6. 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: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $43,082
• List price: $115,000
• Delta: 166.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Balkcom Ave	0.13mi	3/1.0	1,006 (-8%)	1mo	$80,300	$80	79
823 Applewood St	0.07mi	3/1.0	1,219 (+11%)	5mo	$52,500	$43	74
260 Balkcom Ave	0.15mi	3/2.0	1,180 (+7%)	10mo	$97,000	$82	68
575 Cowan St	0.55mi	3/2.0	1,208 (+10%)	10mo	$68,900	$57	45
1244 Hall St	0.66mi	2/1.0 (-1)	988 (-10%)	3mo	$19,000	$19	44
1010 Maynard St	0.69mi	3/2.0	1,254 (+14%)	12mo	$140,000	$112	31
1041 Hall St	0.57mi	4/2.0 (+1)	1,232 (+12%)	20mo	$50,000	$41	28

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: 19.0%
• Equity multiple: 2.19×
• Total profit: $38,402
• Equity at exit: $60,417

10-year hold

• IRR: 21.5%
• Equity multiple: 4.82×
• Total profit: $123,049
• Equity at exit: $100,539

Cash invested: $32,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$603
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $167

Break-even live

Break-even rent $886

Max offer price $115,000

Occupancy floor 80%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	44d	1	0.01mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	44d	1	0.43mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	13d	1	0.50mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	44d	1	0.70mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	0.71mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.72mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	44d	1	0.73mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.74mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	0.94mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	44d	1	1.02mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	44d	1	1.08mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	1.14mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	44d	1	1.18mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	1.20mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	1.21mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	13d	1	1.23mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	1.28mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	44d	1	1.32mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	21d	4	1.32mi
955 Walnut St Unit B Macon, GA	2.0	1.0	840	$1,075	$1.28	44d	1	1.35mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.39mi
941 Hill Park Unit 2 Macon, GA	2.0	1.0	800	$850	$1.06	21d	1	1.39mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	44d	1	1.44mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	44d	1	1.47mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	13d	1	1.48mi

Listing history 40 events

1. 2026-06-19
   days on market $115,000 Active 456 DOM
2. 2026-06-18
   days on market $115,000 Active 455 DOM
3. 2026-06-17
   days on market $115,000 Active 454 DOM
4. 2026-06-16
   days on market $115,000 Active 453 DOM
5. 2026-06-15
   days on market $115,000 Active 452 DOM
6. 2026-06-14
   days on market $115,000 Active 450 DOM
7. 2026-06-13
   days on market $115,000 Active 449 DOM
8. 2026-06-10
   days on market $115,000 Active 447 DOM
9. 2026-06-09
   days on market $115,000 Active 446 DOM
10. 2026-06-09
    days on market $115,000 Active 445 DOM
11. 2026-06-07
    days on market $115,000 Active 444 DOM
12. 2026-06-03
    days on market $115,000 Active 440 DOM
13. 2026-06-02
    days on market $115,000 Active 439 DOM
14. 2026-06-01
    days on market $115,000 Active 438 DOM
15. 2026-05-31
    days on market $115,000 Active 437 DOM
16. 2026-05-30
    days on market $115,000 Active 436 DOM
17. 2026-03-19
    status Active 1115-char remark

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

18. 2026-03-15
    historical 1115-char remark

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

19. 2026-03-14
    historical

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

20. 2026-03-14
    price $115,000 1115-char remark

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

21. 2025-09-17
    status Price Change

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

22. 2025-09-17
    status Active 1115-char remark

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

23. 2025-09-17
    price $130,000 1115-char remark

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

24. 2025-09-17
    price $130,000

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

25. 2025-09-14
    historical 1115-char remark

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

26. 2025-09-13
    historical
27. 2025-06-09
    price $150,000 1115-char remark

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

28. 2025-03-13
    listed $170,000 Active 1115-char remark

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

29. 2025-03-13
    listed $170,000 New

    Show marketing remark (1115 chars)

    Charming Newly Updated 3-Bedroom Home - Move-In Ready! Nestled in the heart of Macon, this beautifully renovated 3-bedroom, 1-bathroom home blends classic charm with modern updates. Situated on a 0.15-acre lot, this home features a welcoming rocking chair front porch, now reinforced for added durability—perfect for relaxing mornings or quiet evenings. Inside, the home boasts a fresh, modern look with new light fixtures, fresh paint, and durable LVP flooring throughout. The open-concept design creates a bright and airy feel, seamlessly connecting the living, dining, and kitchen spaces. The updated bathroom offers a stylish and functional feel. Plus, any necessary subflooring has been replaced, ensuring a solid foundation. Step outside and admire the fully painted exterior and brand-new concrete walkway, adding to the home's curb appeal. Situated in a highly convenient location, this home is just minutes from downtown Macon, the Macon Coliseum, Piedmont Macon Hospital, shopping, dining, and easy access to I-16. Don't miss out on this move-in-ready beauty—schedule your showing today!

30. 2024-11-06
    soldstatus $50,000
31. 2024-11-01
    soldstatus $50,000 Closed
32. 2024-11-01
    soldstatus $50,000 Closed
33. 2024-11-01
    soldstatus $50,000 Sold
34. 2024-10-23
    status Under Contract
35. 2024-10-23
    status Pending
36. 2024-10-23
    historical Active Under Contract
37. 2024-10-17
    listed $50,000 Active
38. 2024-10-17
    listed $50,000 Active
39. 2024-10-15
    listed $50,000 New
40. 2022-12-22
    soldstatus $58,000

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$474/yr (+$39/mo · 81.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $13,159
• − Mortgage interest: −$6,442
• − Property taxes: −$584
• − Insurance: −$575
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,345
• Taxable income: $107
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $1,973/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

+98.3% since first listed

24 events — show timeline

• 2026-03-19 Relisted — MGMLS
• 2026-03-15 Delisted — MGMLS
• 2026-03-14 Listing Removed — GAMLS
• 2026-03-14 Price Changed $115,000 MGMLS
• 2025-09-17 Relisted — GAMLS
• 2025-09-17 Relisted — MGMLS
• 2025-09-17 Price Changed $130,000 MGMLS
• 2025-09-17 Price Changed $130,000 GAMLS
• 2025-09-14 Delisted — MGMLS
• 2025-09-13 Listing Removed — GAMLS
• 2025-06-09 Price Changed $150,000 MGMLS
• 2025-03-13 Listed $170,000 MGMLS
• 2025-03-13 Listed $170,000 GAMLS
• 2024-11-06 Sold (Public Records) $50,000 Public Records
• 2024-11-01 Sold (MLS) $50,000 GAMLS
• 2024-11-01 Sold (MLS) $50,000 MGMLS
• 2024-11-01 Sold (MLS) $50,000 CGMLS
• 2024-10-23 Pending — GAMLS
• 2024-10-23 Pending — CGMLS
• 2024-10-23 Contingent — MGMLS
• 2024-10-17 Listed $50,000 CGMLS
• 2024-10-17 Listed $50,000 MGMLS
• 2024-10-15 Listed $50,000 GAMLS
• 2022-12-22 Sold (Public Records) $58,000 Public Records

Property tax history

+34.2%/yr

Latest (2025): $584 · +83.6% YoY. Source: county tax records.