1121 Carroll St · Macon-Bibb County, GA 31206

$74,999

2 bd · 1.0 ba · 982 sqft · SingleFamily public records · 463 Days on market

Built 1945 5,662 sqft lot $76/sqft · 48% above area Est $51k · 48% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Presenting a prime investment or redevelopment opportunity in Macon's established Lincoln Height's neighborhood. This single-family ranch-style residence sits on a corner lot, the property features a 982 square foot layout has three bedrooms and one full bathroom. As-IS Property

Key facts

• 5,662 sq ft lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 38% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 463 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $65,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 463 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 1945 — 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: 1.27% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (median comp): $50,691
• List price: $74,999
• Delta: 47.95%
• 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
1162 Ruben Drive Dr Unit m	0.66mi	2/1.0	960 (-2%)	8mo	$19,500	$20	59
1162 Ruben Dr	0.66mi	2/1.0	960 (-2%)	8mo	$19,500	$20	59
853 Grayson Ave	0.71mi	3/1.0 (+1)	984 (+0%)	4mo	$38,000	$39	58
2017 Lowe St	0.49mi	3/1.0 (+1)	1,025 (+4%)	10mo	$47,000	$46	56
670 Poppy Ave	0.50mi	3/2.0 (+1)	1,056 (+8%)	1mo	$30,000	$28	54
2332 Ballard Pl	0.34mi	2/1.0	868 (-12%)	14mo	$25,000	$29	53
1355 Harris St	0.34mi	3/1.0 (+1)	1,102 (+12%)	9mo	$102,000	$93	52
344 Blossom Ave	0.73mi	3/1.0 (+1)	936 (-5%)	4mo	$135,000	$144	50
2278 Ballard Pl	0.32mi	3/1.0 (+1)	868 (-12%)	14mo	$25,000	$29	49
2288 Ballard Pl	0.33mi	3/1.0 (+1)	868 (-12%)	17mo	$30,000	$35	46
730 Grayson Ave	0.71mi	3/1.0 (+1)	852 (-13%)	3mo	$44,000	$52	37
742 Grayson Ave	0.70mi	3/1.0 (+1)	840 (-14%)	3mo	$22,500	$27	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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.36×
• Total profit: $7,640
• Equity at exit: $11,183

10-year hold

• IRR: 19.8%
• Equity multiple: 2.81×
• Total profit: $38,021
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $951 high
• Mortgage (P&I): −$393
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $280

Break-even live

Break-even rent $596

Max offer price $74,999

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2349 Mason St Macon, GA	1.0	1.0	552	$625	$1.13	43d	1	0.14mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	0.45mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	0.60mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	20d	1	0.68mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	0.71mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	0.72mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	20d	1	0.75mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	0.80mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	20d	1	0.84mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.84mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	43d	1	0.84mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.91mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	43d	1	0.94mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.04mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	1.06mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	43d	1	1.08mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	1.12mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.13mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	1.15mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	43d	1	1.17mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	20d	1	1.21mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	1.22mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	43d	1	1.22mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	20d	1	1.24mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	1.28mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.35mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.42mi
1121 Columbus St Unit A Macon, GA	1.0	1.0	900	$1,250	$1.39	13d	1	1.46mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	20d	1	1.48mi
864 Tattnall St Macon, GA	2.0	1.0	640	$800	$1.25	43d	1	1.49mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.50mi

Listing history 22 events

1. 2026-06-19
   days on market $74,999 Active 463 DOM
2. 2026-06-18
   days on market $74,999 Active 462 DOM
3. 2026-06-17
   days on market $74,999 Active 461 DOM
4. 2026-06-16
   days on market $74,999 Active 460 DOM
5. 2026-06-15
   days on market $74,999 Active 459 DOM
6. 2026-06-14
   days on market $74,999 Active 457 DOM
7. 2026-06-13
   days on market $74,999 Active 456 DOM
8. 2026-06-10
   days on market $74,999 Active 454 DOM
9. 2026-06-09
   days on market $74,999 Active 453 DOM
10. 2026-06-09
    days on market $74,999 Active 452 DOM
11. 2026-06-07
    days on market $74,999 Active 451 DOM
12. 2026-06-03
    days on market $74,999 Active 447 DOM
13. 2026-06-02
    days on market $74,999 Active 446 DOM
14. 2026-06-01
    days on market $74,999 Active 445 DOM
15. 2026-05-31
    days on market $74,999 Active 444 DOM
16. 2026-05-30
    days on market $74,999 Active 443 DOM
17. 2026-01-24
    status Back On Market 279-char remark

    Show marketing remark (279 chars)

    Presenting a prime investment or redevelopment opportunity in Macon's established Lincoln Height's neighborhood. This single-family ranch-style residence sits on a corner lot, the property features a 982 square foot layout has three bedrooms and one full bathroom. As-IS Property

18. 2025-12-31
    historical 279-char remark

    Show marketing remark (279 chars)

    Presenting a prime investment or redevelopment opportunity in Macon's established Lincoln Height's neighborhood. This single-family ranch-style residence sits on a corner lot, the property features a 982 square foot layout has three bedrooms and one full bathroom. As-IS Property

19. 2025-06-29
    price $74,999 279-char remark

    Show marketing remark (279 chars)

    Presenting a prime investment or redevelopment opportunity in Macon's established Lincoln Height's neighborhood. This single-family ranch-style residence sits on a corner lot, the property features a 982 square foot layout has three bedrooms and one full bathroom. As-IS Property

20. 2025-02-18
    listed $85,000 New 279-char remark

    Show marketing remark (279 chars)

    Presenting a prime investment or redevelopment opportunity in Macon's established Lincoln Height's neighborhood. This single-family ranch-style residence sits on a corner lot, the property features a 982 square foot layout has three bedrooms and one full bathroom. As-IS Property

21. 2004-11-05
    soldstatus $68,000
22. 2004-08-12
    soldstatus $45,000

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $690 · $57/mo
• Expected delta: +$131/yr (+$11/mo · 23.5%)

ⓘ 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 66% 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: $11,408
• − Mortgage interest: −$4,201
• − Property taxes: −$559
• − Insurance: −$375
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,182
• Taxable income: $2,266
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $2,815/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

+66.7% since first listed

6 events — show timeline

• 2026-01-24 Relisted — GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-06-29 Price Changed $74,999 GAMLS
• 2025-02-18 Listed $85,000 GAMLS
• 2004-11-05 Sold (Public Records) $68,000 Public Records
• 2004-08-12 Sold (Public Records) $45,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $559 · +4.1% YoY. Source: county tax records.