716 Carmen Pl · Macon-Bibb County, GA 31206

$45,000

2 bd · 1.0 ba · 708 sqft · SingleFamily public records · 21 Days on market

Built 1950 0.37 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Income producing property ready to add cashflow to you portfolio! 716 Carmen has a month-to-month tenant paying $500 a month. This property immediately fits the 1% without even making repairs. Sold As-Is

Key facts

• 0.37 acre lot
• Built 1950
• Listed 20 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Other foundation details
• Exterior features: Other exterior features; Lot approximately 0.37 acres (100 x 160)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% 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.
• Market conditions: Rents rising fast (+5.0%/yr); 207 active listings in the ZIP; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $45k implies a 462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (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: 2.20% ✓
• Cap rate: 19.44%
• Cash-on-cash: 46.96%
• DSCR: 3.09
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $24,072
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
672 Melvin Pl	0.27mi	2/1.0	675 (-5%)	15mo	$65,000	$96	67
621 Shi Pl	0.16mi	2/1.0	672 (-5%)	21mo	$23,000	$34	67
4394 Worsham Ave	0.10mi	3/1.0 (+1)	807 (+14%)	7mo	$22,000	$27	61
1022 Chatham St	0.45mi	2/1.0	780 (+10%)	9mo	$42,000	$54	54
1111 Hartley St	0.59mi	2/1.0	812 (+15%)	9mo	$21,000	$26	40

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: 46.5%
• Equity multiple: 3.08×
• Total profit: $26,172
• Equity at exit: $6,710

10-year hold

• IRR: 53.1%
• Equity multiple: 6.72×
• Total profit: $72,045
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $493

Break-even live

Break-even rent $365

Max offer price $45,000

Occupancy floor 45%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $45,000 Active 21 DOM
2. 2026-06-18
   days on market $45,000 Active 20 DOM
3. 2026-06-17
   days on market $45,000 Active 19 DOM
4. 2026-06-16
   days on market $45,000 Active 18 DOM
5. 2026-06-15
   days on market $45,000 Active 17 DOM
6. 2026-06-14
   days on market $45,000 Active 15 DOM
7. 2026-06-13
   days on market $45,000 Active 14 DOM
8. 2026-06-10
   days on market $45,000 Active 12 DOM
9. 2026-06-09
   days on market $45,000 Active 11 DOM
10. 2026-06-08
    days on market $45,000 Active 10 DOM
11. 2026-06-07
    days on market $45,000 Active 9 DOM
12. 2026-06-03
    days on market $45,000 Active 5 DOM
13. 2026-06-02
    days on market $45,000 Active 4 DOM
14. 2026-06-01
    days on market $45,000 Active 3 DOM
15. 2026-05-31
    days on market $45,000 Active 2 DOM
16. 2026-05-30
    remarks 203-char remark
17. 2026-05-30
    listed $45,000 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: $404 · $34/mo
• Projected year-2 tax: $414 · $34/mo
• Expected delta: +$10/yr (+$1/mo · 2.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $11,870
• − Mortgage interest: −$2,521
• − Property taxes: −$404
• − Insurance: −$225
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$1,309
• Taxable income: $5,512
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $4,594/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

+542.9% since first listed

5 events — show timeline

• 2026-05-29 Listed $45,000 MGMLS
• 2004-06-17 Sold (Public Records) $8,000 Public Records
• 2004-01-06 Sold (Public Records) $9,000 Public Records
• 2001-10-09 Sold (Public Records) $27,500 Public Records
• 2001-09-25 Sold (Public Records) $7,000 Public Records

Property tax history

+16.5%/yr

Latest (2025): $404 · -1.3% YoY. Source: county tax records.