2585 New Clinton Rd · Macon-Bibb County, GA 31211

$90,000

3 bd · 3.0 ba · 1,516 sqft · SingleFamily public records · 81 Days on market

Built 1942 1.30 ac lot $59/sqft · 13% below area Est $103k · 13% 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 +29.6/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Macon, Georgia! This charming 3-bedroom, 2-bathroom brick home offers over 1,500 square feet of living space and sits on a beautifully cleared 1.3-acre corner lot, providing exceptional privacy and a peaceful, quiet setting surrounded by mature trees and natural greenery. Built in 1942, this home is full of character with timeless hardwood floors, a solid foundation, and a classic crawlspace construction. Inside, you'll find spacious, open rooms filled with potential, a beautiful fireplace, and built-in bookcases that add warmth and charm. A convenient carport adds to the functionality, and everything currently in the home will remain. With slight renovations already completed, this property is the perfect canvas for homeowners or investors alike. Whether you're looking to create your dream home or take advantage of a prime investment opportunity, this property offers incredible upside and endless possibilities. Ideally located just minutes from local shopping, dining, gas stations, and only 2-3 miles from a nearby hospital, you'll enjoy both convenience and seclusion. Don't miss your chance to explore this unique property and envision the potential, come see how you can make this house your home!

Key facts

• Open rooms
• 1.3 acre corner lot
• Natural greenery

Tags

• 1.3 ACRE CORNER LOT
• MATURE TREES
• NATURAL GREENERY
• HARDWOOD FLOORS
• CRAWLSPACE CONSTRUCTION
• OPEN ROOMS

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 $326 ($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: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.5% 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: Martin Luther King Jr Elementary School (math 9% / reading 7%, grade F, #1,124 of 1,228 statewide, top 92%, 631 students, 100% FRL); Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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: 157 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($49k/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 + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $90k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 1.41% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.52%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (median comp): $102,944
• List price: $90,000
• Delta: -12.57%
• 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
2639 Tredway Dr	0.22mi	4/2.0 (+1)	1,500 (-1%)	3mo	$108,000	$72	76
2361 Ollie Dr	0.48mi	4/2.0 (+1)	1,513 (-0%)	3mo	$50,000	$33	66
2718 Alandale Dr	0.29mi	3/1.0	1,474 (-3%)	15mo	$134,900	$92	61
2630 Pauladale Dr	0.22mi	3/2.0	1,300 (-14%)	1mo	$170,000	$131	61
2240 Greenwood Dr	0.05mi	3/2.0	1,316 (-13%)	20mo	$146,000	$111	55
2530 Saratoga Dr	0.45mi	3/2.0	1,453 (-4%)	19mo	$200,000	$138	52
2396 New Clinton Rd	0.32mi	4/2.5 (+1)	1,620 (+7%)	19mo	$100,000	$62	51
124 Alton Rd	0.54mi	3/1.0	1,499 (-1%)	18mo	$90,000	$60	50
2410 Tredway Dr	0.49mi	4/1.5 (+1)	1,450 (-4%)	13mo	$135,000	$93	48
2485 Bristol Dr	0.58mi	4/1.0 (+1)	1,430 (-6%)	11mo	$107,000	$75	41
2371 Mafiel Dr	0.66mi	3/2.0	1,684 (+11%)	10mo	$169,000	$100	39
135 Sun Valley Dr	0.68mi	3/2.0	1,717 (+13%)	7mo	$170,000	$99	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $6,221
• Equity at exit: $13,419

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $32,355
• 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 31211

• Active inventory: 157
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$472
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $326

Break-even live

Break-even rent $857

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $377	-5% $351	+0% $326	+5% $300	+10% $275
Rent	-10% $226	-5% $276	+0% $326	+5% $376	+10% $426
Rate	-1.0pp $371	-0.5pp $349	base $326	+0.5pp $303	+1.0pp $279

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	23d	1	0.44mi
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	15d	1	0.48mi
2871 New Clinton Rd Macon, GA	3.0	1.0	1100	$1,100	$1.00	45d	1	0.55mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	45d	1	0.60mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	15d	1	0.79mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	45d	1	0.79mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	23d	1	0.89mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	15d	1	0.89mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	45d	1	1.01mi
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	15d	1	1.11mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	23d	1	1.20mi
3358 Club Dr Macon, GA	3.0	1.5	1218	$900	$0.74	45d	1	1.35mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	45d	1	1.38mi
2275 Gray Hwy Macon, GA	1.0–3.0	1.0–2.5	1134	$1,140	$1.01	15d	15	1.39mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	46d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $90,000 Active 81 DOM
2. 2026-06-19
   days on market $90,000 Active 79 DOM
3. 2026-06-18
   days on market $90,000 Active 78 DOM
4. 2026-06-17
   days on market $90,000 Active 77 DOM
5. 2026-06-16
   days on market $90,000 Active 76 DOM
6. 2026-06-15
   days on market $90,000 Active 75 DOM
7. 2026-06-14
   days on market $90,000 Active 73 DOM
8. 2026-06-13
   days on market $90,000 Active 72 DOM
9. 2026-06-10
   days on market $90,000 Active 70 DOM
10. 2026-06-09
    days on market $90,000 Active 69 DOM
11. 2026-06-09
    days on market $90,000 Active 68 DOM
12. 2026-06-07
    days on market $90,000 Active 67 DOM
13. 2026-06-03
    days on market $90,000 Active 63 DOM
14. 2026-06-02
    days on market $90,000 Active 62 DOM
15. 2026-06-01
    days on market $90,000 Active 61 DOM
16. 2026-05-31
    days on market $90,000 Active 60 DOM
17. 2026-05-30
    days on market $90,000 Active 59 DOM
18. 2026-03-30
    listed $90,000 New 1239-char remark

    Show marketing remark (1239 chars)

    Welcome to Macon, Georgia! This charming 3-bedroom, 2-bathroom brick home offers over 1,500 square feet of living space and sits on a beautifully cleared 1.3-acre corner lot, providing exceptional privacy and a peaceful, quiet setting surrounded by mature trees and natural greenery. Built in 1942, this home is full of character with timeless hardwood floors, a solid foundation, and a classic crawlspace construction. Inside, you'll find spacious, open rooms filled with potential, a beautiful fireplace, and built-in bookcases that add warmth and charm. A convenient carport adds to the functionality, and everything currently in the home will remain. With slight renovations already completed, this property is the perfect canvas for homeowners or investors alike. Whether you're looking to create your dream home or take advantage of a prime investment opportunity, this property offers incredible upside and endless possibilities. Ideally located just minutes from local shopping, dining, gas stations, and only 2-3 miles from a nearby hospital, you'll enjoy both convenience and seclusion. Don't miss your chance to explore this unique property and envision the potential, come see how you can make this house your home!

19. 2024-12-12
    soldstatus $60,000
20. 2003-05-30
    soldstatus $68,000

ⓘ 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: $2,013 · $168/mo
• Projected year-2 tax: $2,013 · $168/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,237
• − Mortgage interest: −$5,041
• − Property taxes: −$2,013
• − Insurance: −$450
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$2,618
• Taxable income: $2,676
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $3,268/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): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 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: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

+32.4% since first listed

3 events — show timeline

• 2026-03-30 Listed $90,000 GAMLS
• 2024-12-12 Sold (Public Records) $60,000 Public Records
• 2003-05-30 Sold (Public Records) $68,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $2,013 · -8.1% YoY. Source: county tax records.