3415 San Juan Ave · Macon-Bibb County, GA 31206

$90,000

3 bd · 3.0 ba · 1,311 sqft · SingleFamily public records · 323 Days on market

Built 1960 5,227 sqft lot $69/sqft · 46% above area Est $62k · 46% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

Key facts

• 5,227 sq ft lot
• Built 1960
• Listed 323 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 45% 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 $622 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 + 5.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $48k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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 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: 1.24% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $61,733
• List price: $90,000
• Delta: 45.79%
• 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
730 Newberg Ave	0.17mi	3/1.0	1,367 (+4%)	6mo	$15,000	$11	72
725 Saint James Ave	0.45mi	3/2.0	1,333 (+2%)	6mo	$19,000	$14	67
932 Quinlan Dr	0.41mi	3/2.0	1,411 (+8%)	4mo	$50,500	$36	61
569 Villa Esta Cir	0.28mi	3/1.0	1,219 (-7%)	9mo	$85,000	$70	60
587 Robert Henry St	0.25mi	3/2.0	1,466 (+12%)	7mo	$148,000	$101	59
575 Richmond St	0.51mi	4/2.0 (+1)	1,346 (+3%)	5mo	$125,000	$93	59
706 Villa Esta Ave	0.24mi	4/1.0 (+1)	1,184 (-10%)	4mo	$19,900	$17	56
706 Villa Esta Ave	0.24mi	4/1.0 (+1)	1,184 (-10%)	4mo	$19,900	$17	56
3970 Emory Dr	0.68mi	3/2.0	1,394 (+6%)	1mo	$27,000	$19	53
554 Nelson St	0.69mi	3/1.0	1,344 (+2%)	4mo	$15,000	$11	52
1254 W Grenada Ter	0.71mi	3/2.0	1,188 (-9%)	3mo	$100,000	$84	45
2641 Florence Ave S	0.75mi	2/1.0 (-1)	1,504 (+15%)	5mo	$14,000	$9	24

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: 8.2%
• Equity multiple: 1.33×
• Total profit: $8,242
• Equity at exit: $13,419

10-year hold

• IRR: 19.0%
• Equity multiple: 2.73×
• Total profit: $43,474
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$472
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $322

Break-even live

Break-even rent $710

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	0.15mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	0.26mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	43d	1	0.26mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	43d	1	0.39mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.49mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.50mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	43d	1	0.50mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	0.59mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	13d	1	0.61mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.64mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.65mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.71mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	0.74mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.75mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	21d	1	0.77mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	21d	1	0.77mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	43d	1	0.77mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	43d	1	0.90mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.91mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	0.97mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.98mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.98mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	0.99mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	1.05mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	1.16mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	43d	1	1.16mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	1.19mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.19mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.20mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	1.21mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	1.28mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	1.28mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.30mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	1.39mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	43d	1	1.41mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.47mi

Listing history 42 events

1. 2026-06-07
   statusdays on market $90,000 Under Contract 323 DOM
2. 2026-06-03
   days on market $90,000 Active 322 DOM
3. 2026-06-02
   days on market $90,000 Active 321 DOM
4. 2026-06-01
   days on market $90,000 Active 320 DOM
5. 2026-05-31
   days on market $90,000 Active 319 DOM
6. 2026-05-30
   days on market $90,000 Active 318 DOM
7. 2026-05-19
   price $90,000 695-char remark

   Show marketing remark (695 chars)

   Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

8. 2026-05-19
   price $90,000 695-char remark

   Show marketing remark (695 chars)

   Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

9. 2026-05-15
   price $100,000 695-char remark

   Show marketing remark (695 chars)

   Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

10. 2026-05-15
    price $100,000 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

11. 2026-03-25
    price $104,900 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

12. 2026-03-25
    price $104,900 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

13. 2026-02-13
    price $110,000 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

14. 2026-02-13
    price $110,000 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

15. 2025-12-04
    status Active 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

16. 2025-12-01
    historical 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

17. 2025-11-03
    price $115,000 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

18. 2025-11-03
    price $115,000 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

19. 2025-09-12
    price $128,000 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

20. 2025-09-12
    price $128,000 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

21. 2025-07-16
    listed $138,500 Active 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

22. 2025-07-02
    listed $138,500 New 695-char remark

    Show marketing remark (695 chars)

    Great Investment Opportunity! This 3-bedroom, 3-bathroom home offers 1,311 square feet of potential and is situated on a manageable 0.12-acre lot. With cosmetic updates needed, this property is perfect for investors or buyers looking to add personal touches and build equity. Two bedrooms have their own bathrooms, with another full bathroom for guests and entertaining, offering added convenience and flexibility. Whether you're looking to renovate and rent or flip for resale, this home presents a solid opportunity in a growing market. This home has a new A/C unit, new vinyl flooring throughout, and includes a refrigerator and stove. Don't miss your opportunity to make this yours today!

23. 2024-10-04
    soldstatus $78,500 Sold
24. 2024-10-04
    soldstatus $78,500
25. 2024-09-07
    status Under Contract
26. 2024-08-19
    listed $78,900 New
27. 2024-08-15
    historical
28. 2024-08-03
    price $78,900
29. 2024-07-20
    price $82,200
30. 2024-07-13
    price $84,200
31. 2024-07-02
    listed $87,700 New
32. 2024-06-08
    historical $950
33. 2024-06-04
    price $950
34. 2024-05-14
    listed $1,100
35. 2023-08-29
    historical $850
36. 2023-08-13
    price $850
37. 2020-05-19
    soldstatus $45,000
38. 2013-07-11
    soldstatus $5,000
39. 2013-02-12
    soldstatus $193,000
40. 2003-05-12
    soldstatus $30,500
41. 2001-12-10
    soldstatus $57,500
42. 1997-03-10
    soldstatus $36,000

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$212/yr (+$18/mo · 34.3%)

ⓘ 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 ≥109°F today · 17 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: $13,412
• − Mortgage interest: −$5,041
• − Property taxes: −$616
• − Insurance: −$450
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,618
• Taxable income: $2,540
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $3,256/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

+150.0% since first listed

36 events — show timeline

• 2026-05-19 Price Changed $90,000 MGMLS
• 2026-05-19 Price Changed $90,000 GAMLS
• 2026-05-15 Price Changed $100,000 MGMLS
• 2026-05-15 Price Changed $100,000 GAMLS
• 2026-03-25 Price Changed $104,900 MGMLS
• 2026-03-25 Price Changed $104,900 GAMLS
• 2026-02-13 Price Changed $110,000 MGMLS
• 2026-02-13 Price Changed $110,000 GAMLS
• 2025-12-04 Relisted — MGMLS
• 2025-12-01 Delisted — MGMLS
• 2025-11-03 Price Changed $115,000 MGMLS
• 2025-11-03 Price Changed $115,000 GAMLS
• 2025-09-12 Price Changed $128,000 MGMLS
• 2025-09-12 Price Changed $128,000 GAMLS
• 2025-07-16 Listed $138,500 MGMLS
• 2025-07-02 Listed $138,500 GAMLS
• 2024-10-04 Sold (Public Records) $78,500 Public Records
• 2024-10-04 Sold (MLS) $78,500 GAMLS
• 2024-09-07 Pending — GAMLS
• 2024-08-19 Listed $78,900 GAMLS
• 2024-08-15 Listing Removed — GAMLS
• 2024-08-03 Price Changed $78,900 GAMLS
• 2024-07-20 Price Changed $82,200 GAMLS
• 2024-07-13 Price Changed $84,200 GAMLS
• 2024-07-02 Listed $87,700 GAMLS
• 2024-06-08 Rental Removed $950 APPFOLIO
• 2024-06-04 Price Changed $950 APPFOLIO
• 2024-05-14 Listed for Rent $1,100 APPFOLIO
• 2023-08-29 Rental Removed $850 APPFOLIO
• 2023-08-13 Price Changed $850 APPFOLIO
• 2020-05-19 Sold (Public Records) $45,000 Public Records
• 2013-07-11 Sold (Public Records) $5,000 Public Records
• 2013-02-12 Sold (Public Records) $193,000 Public Records
• 2003-05-12 Sold (Public Records) $30,500 Public Records
• 2001-12-10 Sold (Public Records) $57,500 Public Records
• 1997-03-10 Sold (Public Records) $36,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $616 · +26.2% YoY. Source: county tax records.