1835 Houston Ave · Macon-Bibb County, GA 31201

$35,000

2 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 57 Days on market

Built 1912 5,227 sqft 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 +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Macon at 1835 Houston Avenue featuring steady income-producing potential. This property offers an affordable entry point into a growing rental market, making it ideal for investors seeking to expand their portfolio with a low-maintenance asset and long-term upside. Convenient location with access to major corridors, schools, and local amenities, supporting continued tenant demand and stable cash flow potential.

Key facts

• 5,227 sq ft lot
• Built 1912
• Listed 56 days

Property features AI

Finance

• Other: Property listed as resale; Lot approximately 0.12 acres
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Sewer connected; Underground utilities; Individual water meters
• Home design: Residential income property; Multi-family house; Built in 1912
• Construction: Vinyl siding construction; House structure
• Exterior features: Vinyl siding

Interior

• Heating & cooling: Central heating; Central air conditioning
• Interior features: One level; No basement; No fireplaces

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$216,343) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.2% 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: Central High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 844 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 (+3.1%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,195/mo this rent would consume 49% 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 $242 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 + 3.1% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.41% ✓
• Cap rate: 31.23%
• Cash-on-cash: 89.05%
• DSCR: 4.96
• GRM: 2.4

CMA / ARV

• ARV (median comp): $216,343
• List price: $35,000
• Delta: -83.82%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
560 Giles St	0.10mi	2/1.0	968 (-8%)	6mo	$38,000	$39	76
759 Harrold St	0.37mi	2/1.0	1,054 (-0%)	17mo	$40,000	$38	69
2152 Houston Ave	0.19mi	3/2.0 (+1)	1,064 (+1%)	17mo	$39,900	$38	66
791 Anderson St	0.34mi	2/1.0	962 (-9%)	7mo	$90,000	$94	63
1652 Elkton Pl	0.40mi	3/2.0 (+1)	1,064 (+1%)	10mo	$153,000	$144	63
1635 2nd St	0.22mi	3/2.0 (+1)	1,159 (+10%)	15mo	$153,000	$132	52
1407 3rd St	0.35mi	2/1.0	972 (-8%)	22mo	$110,000	$113	52
470 Holloway St	0.48mi	3/1.0 (+1)	980 (-7%)	11mo	$13,500	$14	52
873 Ell St	0.69mi	3/1.0 (+1)	912 (-14%)	23mo	$60,000	$66	21

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: 89.8%
• Equity multiple: 5.16×
• Total profit: $40,781
• Equity at exit: $5,219

10-year hold

• IRR: 92.8%
• Equity multiple: 10.77×
• Total profit: $95,707
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$184
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $727

Break-even live

Break-even rent $275

Max offer price $35,000

Occupancy floor 34%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	43d	1	0.24mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	43d	1	0.26mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	21d	1	0.38mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	21d	1	0.38mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	0.39mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	0.42mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	43d	1	0.48mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	43d	1	0.49mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	43d	1	0.54mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	0.57mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	0.64mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	43d	1	0.65mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	0.78mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	43d	1	0.81mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	13d	1	0.86mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	0.90mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	0.95mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	43d	1	0.97mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	43d	1	0.97mi
1121 Columbus St Unit A Macon, GA	1.0	1.0	900	$1,250	$1.39	13d	1	1.04mi
841 Forsyth St Macon, GA	1.0	1.0	780	$1,400	$1.79	43d	1	1.19mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	1.19mi
530 2nd St Unit B Macon, GA	1.0	1.0	760	$1,275	$1.68	13d	1	1.22mi
466 Poplar St Unit 1 Macon, GA	1.0	1.0	809	$1,195	$1.48	43d	1	1.23mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	43d	1	1.23mi
470 Poplar St Unit 201 Macon, GA	1.0	1.0	700	$1,295	$1.85	43d	1	1.23mi
476 Poplar St Unit 1 Macon, GA	1.0	1.0	794	$1,195	$1.51	43d	1	1.23mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	21d	4	1.23mi
526 3rd St Unit 3 Macon, GA	1.0	1.0	1000	$1,295	$1.29	43d	1	1.24mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	1.27mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.29mi
450 3rd St Macon, GA	1.0	1.0	700	$1,300	$1.86	43d	1	1.30mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.30mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.30mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.32mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	43d	1	1.34mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	1.34mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	43d	1	1.35mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	1.35mi
991 Magnolia St Unit 3 Macon, GA	1.0	1.0	800	$750	$0.94	43d	1	1.44mi

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 57 DOM
2. 2026-06-18
   days on market $35,000 Active 56 DOM
3. 2026-06-17
   days on market $35,000 Active 55 DOM
4. 2026-06-16
   days on market $35,000 Active 54 DOM
5. 2026-06-15
   days on market $35,000 Active 53 DOM
6. 2026-06-14
   days on market $35,000 Active 51 DOM
7. 2026-06-13
   days on market $35,000 Active 50 DOM
8. 2026-06-10
   days on market $35,000 Active 48 DOM
9. 2026-06-09
   days on market $35,000 Active 47 DOM
10. 2026-06-09
    days on market $35,000 Active 46 DOM
11. 2026-06-07
    days on market $35,000 Active 45 DOM
12. 2026-06-03
    days on market $35,000 Active 41 DOM
13. 2026-06-02
    days on market $35,000 Active 40 DOM
14. 2026-06-01
    days on market $35,000 Active 39 DOM
15. 2026-05-31
    days on market $35,000 Active 38 DOM
16. 2026-05-30
    days on market $35,000 Active 37 DOM
17. 2026-05-15
    historical Active Under Contract 438-char remark
18. 2026-04-23
    listed $35,000 New 438-char remark

ⓘ 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: $226 · $19/mo
• Projected year-2 tax: $322 · $27/mo
• Expected delta: +$96/yr (+$8/mo · 42.7%)

ⓘ 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 66% 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: $14,342
• − Mortgage interest: −$1,961
• − Property taxes: −$226
• − Insurance: −$175
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,018
• Taxable income: $8,667
• Est. tax owed @ 24.0%: −$2,080
• After-tax cash flow: $6,646/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

3 events — show timeline

• 2026-05-20 Relisted — GAMLS
• 2026-05-15 Contingent — GAMLS
• 2026-04-23 Listed $35,000 GAMLS

Property tax history

+5.1%/yr

Latest (2025): $226 · -1.3% YoY. Source: county tax records.