659 Paul St · Macon-Bibb County, GA 31206

$44,900

2 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 98 Days on market

Built 1960 10,018 sqft lot $44/sqft · 6% above area Est $42k · 6% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.7/15.0
• 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 MLS

What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

Key facts

• Generous lot
• Covered carport
• Workshop area

Tags

• COVERED CARPORT
• WORKSHOP AREA
• GENEROUS LOT

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 $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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 (+5.0%/yr); 207 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 41% 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 $310 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 98 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $40,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 2.27% ✓
• Cap rate: 19.79%
• Cash-on-cash: 48.22%
• DSCR: 3.15
• GRM: 3.7

CMA / ARV

• ARV (median comp): $42,291
• List price: $44,900
• Delta: 6.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
562 Richmond St	0.18mi	2/1.0	972 (-5%)	6mo	$15,000	$15	78
3935 Broadway	0.28mi	2/1.0	972 (-5%)	13mo	$33,000	$34	68
594 Grenada Ter	0.49mi	2/1.0	1,016 (-1%)	12mo	$65,000	$64	66
826 W Grenada Ter	0.53mi	2/1.0	1,075 (+5%)	4mo	$35,000	$33	63
1071 Sylvian Dr	0.49mi	3/1.0 (+1)	1,001 (-2%)	9mo	$53,000	$53	61
4283 Worsham Ave	0.47mi	3/2.0 (+1)	1,000 (-2%)	8mo	$29,000	$29	59
4147 Marion Ave	0.27mi	3/1.0 (+1)	936 (-8%)	12mo	$60,463	$65	58
958 Sylvian Dr	0.38mi	2/1.0	930 (-9%)	13mo	$49,000	$53	56
4370 Mikado Ave	0.66mi	2/1.5	1,098 (+7%)	6mo	$50,000	$46	50
1118 N Beddingfield Dr	0.69mi	3/1.0 (+1)	988 (-3%)	10mo	$62,500	$63	49
1151 N Beddingfield Dr	0.74mi	3/1.0 (+1)	1,080 (+6%)	9mo	$125,000	$116	44
3441 Antioch Hts	0.69mi	3/2.0 (+1)	897 (-12%)	1mo	$75,000	$84	37

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: 48.0%
• Equity multiple: 3.15×
• Total profit: $27,033
• Equity at exit: $6,695

10-year hold

• IRR: 54.5%
• Equity multiple: 6.89×
• Total profit: $74,104
• Equity at exit: $3,882

Cash invested: $12,572 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,021 high
• Mortgage (P&I): −$235
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $505

Break-even live

Break-even rent $381

Max offer price $44,900

Occupancy floor 46%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.18mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	43d	1	0.28mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	43d	1	0.34mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	21d	1	0.34mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	43d	1	0.37mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	43d	1	0.37mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	0.38mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	0.55mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.56mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.56mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	0.58mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	43d	1	0.63mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	0.70mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	0.77mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	0.78mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	0.82mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.96mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.97mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.00mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	1.03mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	43d	1	1.03mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	1.09mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	1.12mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	1.12mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	1.20mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	1.21mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	1.23mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.24mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	1.24mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.32mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	43d	1	1.36mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	1.36mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.36mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	43d	1	1.39mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	43d	1	1.39mi

Listing history 27 events

1. 2026-06-19
   days on market $44,900 Active 98 DOM
2. 2026-06-18
   days on market $44,900 Active 97 DOM
3. 2026-06-16
   days on marketlisting id $44,900 Active 96 DOM
4. 2026-06-15
   days on market $44,900 Active 95 DOM
5. 2026-06-14
   days on market $44,900 Active 93 DOM
6. 2026-06-13
   statusdays on market $44,900 Active 92 DOM
7. 2026-06-10
   pricestatusdays on market $44,900 Price Change 90 DOM
8. 2026-06-09
   days on market $49,000 Active 89 DOM
9. 2026-06-09
   days on market $49,000 Active 88 DOM
10. 2026-06-07
    days on market $49,000 Active 87 DOM
11. 2026-06-03
    days on market $49,000 Active 83 DOM
12. 2026-06-02
    days on market $49,000 Active 82 DOM
13. 2026-06-01
    days on market $49,000 Active 81 DOM
14. 2026-05-31
    days on market $49,000 Active 80 DOM
15. 2026-05-30
    days on market $49,000 Active 79 DOM
16. 2026-05-14
    price $49,000 302-char remark

    Show marketing remark (302 chars)

    What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

17. 2026-05-14
    price $49,000 302-char remark

    Show marketing remark (302 chars)

    What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

18. 2026-05-14
    price $49,000

    Show marketing remark (302 chars)

    What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

19. 2026-04-14
    price $52,000 302-char remark

    Show marketing remark (302 chars)

    What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

20. 2026-04-14
    price $52,000 302-char remark

    Show marketing remark (302 chars)

    What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

21. 2026-04-14
    price $52,000

    Show marketing remark (302 chars)

    What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

22. 2026-03-12
    listed $56,000 Active 302-char remark

    Show marketing remark (302 chars)

    What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

23. 2026-03-10
    listed $56,000 New

    Show marketing remark (302 chars)

    What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

24. 2026-03-10
    listed $56,000 Active 302-char remark

    Show marketing remark (302 chars)

    What a deal! Investor or creative home owner delight!! This home is a 3/1 with a generous lot, with a covered carport/workshop area. This house does need some interior work, and some repairs. It was lived in as it is less than 30 days ago. The price is firm and well worth it! Call today for more info!

25. 2025-01-30
    soldstatus $64,000
26. 2001-02-13
    soldstatus $35,000
27. 1999-08-10
    soldstatus $19,000

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $563 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $12,246
• − Mortgage interest: −$2,515
• − Property taxes: −$563
• − Insurance: −$224
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$1,306
• Taxable income: $5,678
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $4,699/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

+157.9% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $49,000 MGMLS
• 2026-05-14 Price Changed $49,000 CGMLS
• 2026-05-14 Price Changed $49,000 GAMLS
• 2026-04-14 Price Changed $52,000 CGMLS
• 2026-04-14 Price Changed $52,000 MGMLS
• 2026-04-14 Price Changed $52,000 GAMLS
• 2026-03-12 Listed $56,000 CGMLS
• 2026-03-10 Listed $56,000 MGMLS
• 2026-03-10 Listed $56,000 GAMLS
• 2025-01-30 Sold (Public Records) $64,000 Public Records
• 2001-02-13 Sold (Public Records) $35,000 Public Records
• 1999-08-10 Sold (Public Records) $19,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $563 · +3.1% YoY. Source: county tax records.