1740 5th Ave W · Macon-Bibb County, GA 31201

$85,000

3 bd · 1.0 ba · 1,291 sqft · SingleFamily public records · 130 Days on market

Built 1900 4,356 sqft lot $66/sqft · 116% above area

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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 +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated and move-in ready! This charming 3-bedroom, 2-bath home at 1740 5th Ave in Macon features fresh interior paint, a bright and functional layout, and a welcoming oversized front porch perfect for relaxing or entertaining. Enjoy a nice-size yard with plenty of room for outdoor living, gardening, or gatherings. Ideal for homeowners or investors alike - convenient to local amenities, schools, and major routes. Don't miss this great opportunity!

Key facts

• Nice-size yard
• Major routes
• Local amenities

Tags

• OVERSIZED FRONT PORCH
• NICE-SIZE YARD
• LOCAL AMENITIES
• MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 (+3.1%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,332/mo this rent would consume 54% of the median local household income ($29k/yr) (locally 1124% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 + 3.1% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.57% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (median comp): $39,329
• List price: $85,000
• Delta: 116.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
395 Lincoln Ave	0.34mi	3/1.0	1,164 (-10%)	2mo	$33,000	$28	66
2005 Third Ave	0.30mi	3/1.0	1,456 (+13%)	7mo	$39,000	$27	59
272 Brief St	0.41mi	3/2.0	1,300 (+1%)	22mo	$9,500	$7	58
1935 Northbrook Ave	0.48mi	3/2.0	1,224 (-5%)	10mo	$110,000	$90	57
397 Forest Ave	0.36mi	3/2.0	1,216 (-6%)	20mo	$50,000	$41	52
2186 Neal Ave	0.60mi	2/1.0 (-1)	1,177 (-9%)	5mo	$25,000	$21	48
2199 Neal Ave	0.62mi	2/2.0 (-1)	1,300 (+1%)	16mo	$10,500	$8	48
213 Rogers Ave	0.70mi	3/2.0	1,320 (+2%)	19mo	$180,000	$136	44
2120 Mutual Ave	0.49mi	3/2.0	1,149 (-11%)	14mo	$86,481	$75	44
378 Grant Ave	0.30mi	4/2.5 (+1)	1,456 (+13%)	22mo	$65,000	$45	36
1475 Tattnall Pl	0.66mi	3/2.0	1,434 (+11%)	20mo	$236,000	$165	30
1475 Tattnall Pl	0.66mi	3/2.0	1,434 (+11%)	20mo	$236,000	$165	30

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.78×
• Total profit: $18,485
• Equity at exit: $12,674

10-year hold

• IRR: 27.5%
• Equity multiple: 3.44×
• Total profit: $58,042
• Equity at exit: $7,349

Cash invested: $23,800 (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 31201

• Rents YoY: 3.1%
• Active inventory: 75
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$446
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $504

Break-even live

Break-even rent $694

Max offer price $85,000

Occupancy floor 57%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	21d	1	0.17mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	13d	1	0.25mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	13d	1	0.34mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	13d	4	0.38mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	21d	5	0.42mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	0.45mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	0.47mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	43d	1	0.49mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	13d	1	0.49mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.55mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	43d	1	0.65mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	13d	1	0.65mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	43d	1	0.69mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	43d	1	0.69mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	43d	1	0.70mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	43d	1	0.70mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	21d	1	0.71mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	21d	1	0.71mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	43d	1	0.73mi
440 Bonnie Dr Macon, GA	2.0	1.5	1192	$1,700	$1.43	43d	1	0.76mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	0.83mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	43d	1	0.83mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	0.85mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	13d	1	0.87mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	43d	1	0.90mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	0.91mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	43d	1	0.94mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	43d	1	0.94mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	0.95mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	0.96mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	0.99mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	43d	1	0.99mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	1.00mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.01mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.02mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	13d	1	1.03mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	43d	1	1.07mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	13d	1	1.14mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	1.19mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	21d	4	1.19mi

Listing history 32 events

1. 2026-06-19
   days on market $85,000 Active 130 DOM
2. 2026-06-18
   days on market $85,000 Active 129 DOM
3. 2026-06-17
   days on market $85,000 Active 128 DOM
4. 2026-06-16
   days on market $85,000 Active 127 DOM
5. 2026-06-15
   days on market $85,000 Active 126 DOM
6. 2026-06-14
   days on market $85,000 Active 124 DOM
7. 2026-06-13
   days on market $85,000 Active 123 DOM
8. 2026-06-10
   days on market $85,000 Active 121 DOM
9. 2026-06-09
   days on market $85,000 Active 120 DOM
10. 2026-06-09
    days on market $85,000 Active 119 DOM
11. 2026-06-07
    pricedays on market $85,000 Active 118 DOM
12. 2026-06-03
    days on market $90,000 Active 114 DOM
13. 2026-06-02
    days on market $90,000 Active 113 DOM
14. 2026-06-01
    days on market $90,000 Active 112 DOM
15. 2026-05-31
    days on market $90,000 Active 111 DOM
16. 2026-05-30
    days on market $90,000 Active 110 DOM
17. 2026-02-09
    listed $90,000 New 459-char remark

    Show marketing remark (459 chars)

    Freshly updated and move-in ready! This charming 3-bedroom, 2-bath home at 1740 5th Ave in Macon features fresh interior paint, a bright and functional layout, and a welcoming oversized front porch perfect for relaxing or entertaining. Enjoy a nice-size yard with plenty of room for outdoor living, gardening, or gatherings. Ideal for homeowners or investors alike - convenient to local amenities, schools, and major routes. Don't miss this great opportunity!

18. 2023-06-02
    soldstatus $85,000
19. 2023-05-26
    soldstatus $85,000 Sold 474-char remark

    Show marketing remark (474 chars)

    Great historic home on huge homesite located minutes from downtown Macon and Mercer University! Property is perfect for a rental to college students, short term rental to professionals, or homeowner seeking to live just minutes from shopping, dining, and entertainment! This home has plenty of southern charm and has 3 spacious bedrooms plus a bonus room. Updated flooring and tile and stainless-steel appliances. Currently leased for $1029 and lease ends August 31, 2023.

20. 2023-05-25
    status Under Contract 474-char remark

    Show marketing remark (474 chars)

    Great historic home on huge homesite located minutes from downtown Macon and Mercer University! Property is perfect for a rental to college students, short term rental to professionals, or homeowner seeking to live just minutes from shopping, dining, and entertainment! This home has plenty of southern charm and has 3 spacious bedrooms plus a bonus room. Updated flooring and tile and stainless-steel appliances. Currently leased for $1029 and lease ends August 31, 2023.

21. 2023-05-06
    status Back On Market 474-char remark

    Show marketing remark (474 chars)

    Great historic home on huge homesite located minutes from downtown Macon and Mercer University! Property is perfect for a rental to college students, short term rental to professionals, or homeowner seeking to live just minutes from shopping, dining, and entertainment! This home has plenty of southern charm and has 3 spacious bedrooms plus a bonus room. Updated flooring and tile and stainless-steel appliances. Currently leased for $1029 and lease ends August 31, 2023.

22. 2023-04-26
    status Under Contract 474-char remark

    Show marketing remark (474 chars)

    Great historic home on huge homesite located minutes from downtown Macon and Mercer University! Property is perfect for a rental to college students, short term rental to professionals, or homeowner seeking to live just minutes from shopping, dining, and entertainment! This home has plenty of southern charm and has 3 spacious bedrooms plus a bonus room. Updated flooring and tile and stainless-steel appliances. Currently leased for $1029 and lease ends August 31, 2023.

23. 2023-04-11
    listed $85,000 New 474-char remark

    Show marketing remark (474 chars)

    Great historic home on huge homesite located minutes from downtown Macon and Mercer University! Property is perfect for a rental to college students, short term rental to professionals, or homeowner seeking to live just minutes from shopping, dining, and entertainment! This home has plenty of southern charm and has 3 spacious bedrooms plus a bonus room. Updated flooring and tile and stainless-steel appliances. Currently leased for $1029 and lease ends August 31, 2023.

24. 2022-08-03
    soldstatus $74,000
25. 2022-07-18
    soldstatus $74,000
26. 2022-05-02
    listed $89,000
27. 2019-09-05
    soldstatus $27,000
28. 2019-09-05
    soldstatus $27,000
29. 2019-09-05
    soldstatus $27,000
30. 2019-05-06
    listed $29,900
31. 2018-10-19
    listed $29,900
32. 2018-10-19
    listed $29,900

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $805 · $67/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 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $15,987
• − Mortgage interest: −$4,761
• − Property taxes: −$805
• − Insurance: −$425
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,473
• Taxable income: $4,965
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $4,859/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): 7,891
• Household income: $29,420
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 1124.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 31% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -142.32%
• Current HPI: 100.04
• Rent YoY: ▲ 3.11%
• 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

+201.0% since first listed

16 events — show timeline

• 2026-02-09 Listed $90,000 GAMLS
• 2023-06-02 Sold (Public Records) $85,000 Public Records
• 2023-05-26 Sold (MLS) $85,000 GAMLS
• 2023-05-25 Pending — GAMLS
• 2023-05-06 Relisted — GAMLS
• 2023-04-26 Pending — GAMLS
• 2023-04-11 Listed $85,000 GAMLS
• 2022-08-03 Sold (Public Records) $74,000 Public Records
• 2022-07-18 Sold (MLS) $74,000 MGMLS
• 2022-05-02 Listed $89,000 MGMLS
• 2019-09-05 Sold (MLS) $27,000 GAMLS
• 2019-09-05 Sold (MLS) $27,000 MGMLS
• 2019-09-05 Sold (MLS) $27,000 CGMLS
• 2019-05-06 Listed $29,900 CGMLS
• 2018-10-19 Listed $29,900 GAMLS
• 2018-10-19 Listed $29,900 MGMLS

Property tax history

+16.9%/yr

Latest (2025): $805 · +2.5% YoY. Source: county tax records.