3355 Antioch Hts · Macon-Bibb County, GA 31206

$47,000

2 bd · 2.0 ba · 876 sqft · MultiFamily public records · 21 Days on market

Built 1948 4,356 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 +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This South Macon duplex needs a full renovation however it has loads of potential for a great income producer. It has two 1bed/1 bath units. It is located close to I-75, Mercer University and Downtown Macon. Don't miss out on making this one a part of your investment portfolio.

Key facts

• Exterior doors
• New roof
• 4,356 sq ft lot

Tags

• NEW ROOF
• EXTERIOR DOORS
• SEPARATE UTILITY METERS
• MINUTES FROM DOWNTOWN MACON

Property features AI

Finance

• Other: Located in the Antioch subdivision, Macon, GA 31206
• HOA & community: No homeowners association

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence (house); Resale property; Built in 1948
• Construction: Block and concrete construction; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Cooktop; Dishwasher
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Family room; Crawl space foundation
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $47k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.
• Cap rate 36.3% 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 (+5.0%/yr); 207 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $1,835/mo this rent would consume 73% of the median local household income ($30k/yr) (locally 1335% 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 $325 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 + 5.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.
• Current owner paid $14k; list at $47k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,295 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.90% ✓
• Cap rate: 36.29%
• Cash-on-cash: 107.13%
• DSCR: 5.77
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.03% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.40×
• Total profit: $71,031
• Equity at exit: $7,008

10-year hold

• IRR: —
• Equity multiple: 14.26×
• Total profit: $174,547
• Equity at exit: $4,064

Cash invested: $13,160 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$9 /mo · $105/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $1,175

Break-even live

Break-even rent $348

Max offer price $47,000

Occupancy floor 31%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$1,834
Total (2 units)			$1,835

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.32mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	44d	1	0.38mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	0.47mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	44d	1	0.51mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.66mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.95mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.08mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.10mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.11mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	44d	1	1.11mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	44d	1	1.11mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	1.12mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	1.15mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	1.15mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.21mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	1.30mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	1.33mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.39mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.39mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	44d	1	1.39mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	44d	1	1.44mi

Listing history 17 events

1. 2026-06-19
   days on market $47,000 Active 21 DOM
2. 2026-06-18
   days on market $47,000 Active 20 DOM
3. 2026-06-17
   days on market $47,000 Active 19 DOM
4. 2026-06-16
   days on market $47,000 Active 18 DOM
5. 2026-06-15
   days on market $47,000 Active 17 DOM
6. 2026-06-14
   days on market $47,000 Active 15 DOM
7. 2026-06-13
   statusdays on market $47,000 Active 14 DOM
8. 2026-06-10
   days on market $47,000 New 12 DOM
9. 2026-06-09
   days on market $47,000 New 11 DOM
10. 2026-06-08
    days on market $47,000 New 10 DOM
11. 2026-06-07
    days on market $47,000 New 9 DOM
12. 2026-06-03
    days on market $47,000 New 5 DOM
13. 2026-06-02
    days on market $47,000 New 4 DOM
14. 2026-06-01
    days on market $47,000 New 3 DOM
15. 2026-05-31
    days on market $47,000 New 2 DOM
16. 2026-05-30
    remarks 409-char remark
17. 2026-05-30
    listed $47,000 New 1 DOM

ⓘ 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: $105 · $9/mo
• Projected year-2 tax: $432 · $36/mo
• Expected delta: +$327/yr (+$27/mo · 311.6%)

ⓘ 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 · 16 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: $22,020
• − Mortgage interest: −$2,633
• − Property taxes: −$105
• − Insurance: −$235
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$1,367
• Taxable income: $14,157
• Est. tax owed @ 24.0%: −$3,398
• After-tax cash flow: $10,700/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

+135.0% since first listed

8 events — show timeline

• 2026-05-29 Listed $47,000 GAMLS
• 2023-04-11 Sold (Public Records) $14,000 Public Records
• 2023-04-07 Sold (MLS) $14,000 MGMLS
• 2023-04-06 Sold (MLS) $14,000 GAMLS
• 2023-03-14 Pending — GAMLS
• 2023-02-27 Price Changed $20,000 GAMLS
• 2023-02-15 Listed $28,500 GAMLS
• 2023-02-15 Listed $20,000 MGMLS

Property tax history

+6.1%/yr

Latest (2025): $105 · +2.9% YoY. Source: county tax records.