3074 Gledhill St · Macon-Bibb County, GA 31204

$32,900

2 bd · 1.0 ba · 885 sqft · SingleFamily public records · 120 Days on market

Built 1940 9,147 sqft lot $37/sqft · 25% below area Est $44k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime opportunity for investors or rehabbers. Great potential as a flip, rental, or portfolio addition. Priced to move - this deal won't last long! Schedule your showing today before it's gone!

Key facts

• 9,147 sq ft lot
• Built 1940
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $33k).
• Recommended offer: $30k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.5% 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 (+4.6%/yr); 255 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $227 of loan paydown is wiped out by about $987 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 + 4.6% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $29,939 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1940 — 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: 2.95% ✓
• Cap rate: 26.54%
• Cash-on-cash: 72.30%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

• ARV (median comp): $43,769
• List price: $32,900
• Delta: -24.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Dexter Ave	0.35mi	3/1.0 (+1)	900 (+2%)	14mo	$73,120	$81	64
330 Hortman Ave	0.31mi	3/1.0 (+1)	919 (+4%)	14mo	$65,982	$72	63
1545 Wellworth Ave	0.36mi	2/1.0	806 (-9%)	7mo	$60,000	$74	62
1426 Bailey Ave	0.12mi	3/1.0 (+1)	988 (+12%)	11mo	$85,000	$86	61
730 Grayson Ave	0.64mi	3/1.0 (+1)	852 (-4%)	3mo	$44,000	$52	56
742 Grayson Ave	0.66mi	3/1.0 (+1)	840 (-5%)	3mo	$22,500	$27	53
344 Blossom Ave	0.63mi	3/1.0 (+1)	936 (+6%)	4mo	$135,000	$144	53
703 Edwards Ave	0.58mi	3/1.0 (+1)	932 (+5%)	9mo	$105,000	$113	51
1211 Radio Dr	0.28mi	3/1.0 (+1)	1,000 (+13%)	12mo	$88,000	$88	50
1179 Burton Ave	0.43mi	2/1.0	999 (+13%)	12mo	$65,100	$65	48
853 Grayson Ave	0.72mi	3/1.0 (+1)	984 (+11%)	4mo	$38,000	$39	39
1731 Eveline Ave	0.68mi	3/1.0 (+1)	1,014 (+15%)	13mo	$62,000	$61	28

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 73.8%
• Equity multiple: 4.43×
• Total profit: $31,617
• Equity at exit: $4,905

10-year hold

• IRR: 78.0%
• Equity multiple: 9.67×
• Total profit: $79,830
• Equity at exit: $2,845

Cash invested: $9,212 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $969 high
• Mortgage (P&I): −$173
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $555

Break-even live

Break-even rent $267

Max offer price $32,900

Occupancy floor 38%

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.07mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	0.22mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	43d	1	0.44mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.50mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	0.55mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	21d	1	0.61mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.69mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.75mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	0.75mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	0.83mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	21d	1	0.88mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	0.91mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.98mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	43d	1	1.03mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.12mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	43d	1	1.20mi
2349 Mason St Macon, GA	1.0	1.0	552	$625	$1.13	43d	1	1.20mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	1.21mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	43d	4	1.28mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	43d	1	1.30mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.35mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	43d	1	1.38mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	1.38mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	1.40mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	1.41mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	43d	1	1.41mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	43d	1	1.41mi
260 Ryals Ave Macon, GA	2.0	1.0	690	$875	$1.27	43d	1	1.42mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	43d	1	1.44mi
1655 N Atwood Dr Unit 5 Macon, GA	1.0	1.0	750	$850	$1.13	21d	1	1.47mi

Listing history 29 events

1. 2026-05-30
   days on market $32,900 Active 120 DOM
2. 2026-03-16
   price $32,900 193-char remark

   Show marketing remark (211 chars)

   Prime opportunity for investors or rehabbers. Great potential as a flip, rental, or portfolio addition. Priced to move — this deal won’t last long! Schedule your showing today before it’s gone!

3. 2026-03-16
   price $32,900 211-char remark

   Show marketing remark (211 chars)

   Prime opportunity for investors or rehabbers. Great potential as a flip, rental, or portfolio addition. Priced to move — this deal won’t last long! Schedule your showing today before it’s gone!

4. 2026-02-18
   price $34,900 193-char remark

   Show marketing remark (211 chars)

   Prime opportunity for investors or rehabbers. Great potential as a flip, rental, or portfolio addition. Priced to move — this deal won’t last long! Schedule your showing today before it’s gone!

5. 2026-02-18
   price $34,900 211-char remark

   Show marketing remark (211 chars)

   Prime opportunity for investors or rehabbers. Great potential as a flip, rental, or portfolio addition. Priced to move — this deal won’t last long! Schedule your showing today before it’s gone!

6. 2026-01-30
   listed $37,900 Active 211-char remark

   Show marketing remark (211 chars)

   Prime opportunity for investors or rehabbers. Great potential as a flip, rental, or portfolio addition. Priced to move — this deal won’t last long! Schedule your showing today before it’s gone!

7. 2026-01-29
   listed $37,900 New 193-char remark

   Show marketing remark (193 chars)

   Prime opportunity for investors or rehabbers. Great potential as a flip, rental, or portfolio addition. Priced to move - this deal won't last long! Schedule your showing today before it's gone!

8. 2026-01-29
   historical $1,000

   Show marketing remark (193 chars)

   Prime opportunity for investors or rehabbers. Great potential as a flip, rental, or portfolio addition. Priced to move - this deal won't last long! Schedule your showing today before it's gone!

9. 2026-01-19
   historical
10. 2026-01-19
    historical
11. 2026-01-10
    listed $1,000
12. 2026-01-10
    historical $1,000
13. 2025-12-18
    price $43,000
14. 2025-12-18
    price $43,000
15. 2025-12-08
    price $46,000
16. 2025-12-08
    price $46,000
17. 2025-11-21
    price $50,000
18. 2025-11-21
    price $50,000
19. 2025-11-01
    listed $1,000
20. 2025-11-01
    historical $1,000
21. 2025-10-31
    price $53,000
22. 2025-10-31
    price $53,000
23. 2025-10-15
    price $59,000
24. 2025-09-19
    listed $62,000 Active
25. 2025-09-18
    listed $62,000 New
26. 2025-05-01
    historical $1,000
27. 2025-05-01
    listed $1,000
28. 2023-11-17
    listed $1,000
29. 2022-03-10
    soldstatus $2,529,300

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $303 · $25/mo
• Expected delta: +$11/yr (+$1/mo · 3.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,629
• − Mortgage interest: −$1,843
• − Property taxes: −$292
• − Insurance: −$164
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$957
• Taxable income: $6,512
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $5,097/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

-98.7% since first listed

28 events — show timeline

• 2026-03-16 Price Changed $32,900 GAMLS
• 2026-03-16 Price Changed $32,900 FMLS
• 2026-02-18 Price Changed $34,900 GAMLS
• 2026-02-18 Price Changed $34,900 FMLS
• 2026-01-30 Listed $37,900 FMLS
• 2026-01-29 Listed $37,900 GAMLS
• 2026-01-29 Rental Removed $1,000 RentEngineListings
• 2026-01-19 Listing Removed — GAMLS
• 2026-01-19 Listing Removed — FMLS
• 2026-01-10 Listed for Rent $1,000 RentEngineListings
• 2026-01-10 Rental Removed $1,000 BUILDIUM
• 2025-12-18 Price Changed $43,000 GAMLS
• 2025-12-18 Price Changed $43,000 FMLS
• 2025-12-08 Price Changed $46,000 GAMLS
• 2025-12-08 Price Changed $46,000 FMLS
• 2025-11-21 Price Changed $50,000 FMLS
• 2025-11-21 Price Changed $50,000 GAMLS
• 2025-11-01 Listed for Rent $1,000 BUILDIUM
• 2025-11-01 Rental Removed $1,000 TENANTTURNER2
• 2025-10-31 Price Changed $53,000 FMLS
• 2025-10-31 Price Changed $53,000 GAMLS
• 2025-10-15 Price Changed $59,000 GAMLS
• 2025-09-19 Listed $62,000 FMLS
• 2025-09-18 Listed $62,000 GAMLS
• 2025-05-01 Rental Removed $1,000 BUILDIUM
• 2025-05-01 Listed for Rent $1,000 TENANTTURNER2
• 2023-11-17 Listed for Rent $1,000 BUILDIUM
• 2022-03-10 Sold (Public Records) $2,529,300 Public Records

Property tax history

+5.1%/yr

Latest (2025): $292 · +6.4% YoY. Source: county tax records.