2559 Burbank Pl · Macon-Bibb County, GA 31206

$108,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 89 Days on market

Built 1963 0.28 ac lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Listing remarks MLS

3 bedroom, 1-bath home located in Macon. The roof is 2 years old. The interior of the home has been fully painted. The kitchen includes new flooring and new countertops. A refrigerator will be installed prior to closing. The home includes a single-car garage and a large back yard with a storage shed.

Key facts

• New flooring
• Storage shed
• Large back yard

Tags

• NEW FLOORING
• NEW COUNTERTOPS
• LARGE BACK YARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Garage parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); One story; Built in 1963; Located in Groveland Park subdivision; Address: 2559 Burbank Pl, Macon, GA 31206
• Construction: Block construction; Composition roof; Built in 1963
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Updated/remodeled interior; One-level layout; No basement; Other interior features
• Laundry & utility: Washer and dryer included; Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 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); 209 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 $1,198/mo this rent would consume 48% 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 $747 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 $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $80k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1963 — 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: 1.11% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $66,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4524 Dorset Dr	0.03mi	3/1.0	864 (-5%)	1mo	$58,000	$67	89
5771 Satterfield Dr	0.36mi	3/1.0	888 (-3%)	5mo	$65,000	$73	74
5909 W Leone Dr	0.52mi	3/1.0	900 (-1%)	4mo	$27,500	$31	70
5756 Satterfield Dr	0.37mi	3/1.0	828 (-9%)	3mo	$25,000	$30	65
5746 Sterling Pl	0.49mi	3/1.0	864 (-5%)	5mo	$20,000	$23	64
2431 Rosen Ave	0.42mi	3/1.0	810 (-11%)	0mo	$73,000	$90	61
5711 Sterling Pl	0.55mi	3/2.0	864 (-5%)	2mo	$120,000	$139	60
5770 Satterfield Dr	0.35mi	2/1.0 (-1)	828 (-9%)	5mo	$75,000	$91	60
2844 Shamrock Ln	0.51mi	3/1.0	1,000 (+10%)	2mo	$47,000	$47	58
5885 Leone Dr W	0.55mi	3/1.0	1,000 (+10%)	4mo	$35,000	$35	55
5756 Edwina Dr	0.49mi	3/1.5	1,000 (+10%)	5mo	$132,000	$132	55
2473 Charlene Ct	0.43mi	3/1.5	1,048 (+15%)	1mo	$111,000	$106	53

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,657
• Equity at exit: $16,103

10-year hold

• IRR: 13.6%
• Equity multiple: 2.18×
• Total profit: $35,653
• Equity at exit: $9,338

Cash invested: $30,240 (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: 209
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$566
• Tax from tax record: −$58 /mo · $690/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $278

Break-even live

Break-even rent $847

Max offer price $108,000

Occupancy floor 72%

Sensitivity live

Price	-10% $339	-5% $308	+0% $278	+5% $247	+10% $217
Rent	-10% $183	-5% $230	+0% $278	+5% $325	+10% $372
Rate	-1.0pp $332	-0.5pp $305	base $278	+0.5pp $250	+1.0pp $221

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	45d	1	0.19mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	45d	1	0.32mi
2641 Leone Dr N Macon, GA	3.0	1.0	864	$1,100	$1.27	45d	1	0.33mi
4331 Ashland Dr Macon, GA	3.0	1.0	864	$1,025	$1.19	45d	1	0.34mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	45d	1	0.35mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	14d	1	0.40mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	45d	1	0.48mi
5711 Sterling Pl Macon, GA	3.0	1.0	864	$1,500	$1.74	22d	1	0.54mi
2459 Vivian Dr Macon, GA	3.0	1.0	792	$850	$1.07	14d	1	0.55mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	22d	1	0.55mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	45d	1	0.56mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	45d	1	0.59mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	22d	1	0.75mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	45d	1	0.77mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	45d	1	1.35mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	45d	1	1.43mi

Listing history 32 events

1. 2026-06-21
   days on market $108,000 Active 89 DOM
2. 2026-06-19
   days on market $108,000 Active 87 DOM
3. 2026-06-18
   days on market $108,000 Active 86 DOM
4. 2026-06-17
   days on market $108,000 Active 85 DOM
5. 2026-06-16
   days on market $108,000 Active 84 DOM
6. 2026-06-15
   days on market $108,000 Active 83 DOM
7. 2026-06-14
   days on market $108,000 Active 81 DOM
8. 2026-06-13
   days on market $108,000 Active 80 DOM
9. 2026-06-10
   days on market $108,000 Active 78 DOM
10. 2026-06-09
    days on market $108,000 Active 77 DOM
11. 2026-06-09
    days on market $108,000 Active 76 DOM
12. 2026-06-07
    days on market $108,000 Active 75 DOM
13. 2026-06-03
    days on market $108,000 Active 71 DOM
14. 2026-06-02
    days on market $108,000 Active 70 DOM
15. 2026-06-01
    days on market $108,000 Active 69 DOM
16. 2026-05-31
    days on market $108,000 Active 68 DOM
17. 2026-05-30
    days on market $108,000 Active 67 DOM
18. 2026-05-19
    status Back On Market

    Show marketing remark (301 chars)

    3 bedroom, 1-bath home located in Macon. The roof is 2 years old. The interior of the home has been fully painted. The kitchen includes new flooring and new countertops. A refrigerator will be installed prior to closing. The home includes a single-car garage and a large back yard with a storage shed.

19. 2026-05-19
    status Active 301-char remark

    Show marketing remark (301 chars)

    3 bedroom, 1-bath home located in Macon. The roof is 2 years old. The interior of the home has been fully painted. The kitchen includes new flooring and new countertops. A refrigerator will be installed prior to closing. The home includes a single-car garage and a large back yard with a storage shed.

20. 2026-04-21
    historical Active Under Contract 301-char remark

    Show marketing remark (301 chars)

    3 bedroom, 1-bath home located in Macon. The roof is 2 years old. The interior of the home has been fully painted. The kitchen includes new flooring and new countertops. A refrigerator will be installed prior to closing. The home includes a single-car garage and a large back yard with a storage shed.

21. 2026-04-21
    status Under Contract

    Show marketing remark (301 chars)

    3 bedroom, 1-bath home located in Macon. The roof is 2 years old. The interior of the home has been fully painted. The kitchen includes new flooring and new countertops. A refrigerator will be installed prior to closing. The home includes a single-car garage and a large back yard with a storage shed.

22. 2026-03-15
    price $112,000 301-char remark

    Show marketing remark (301 chars)

    3 bedroom, 1-bath home located in Macon. The roof is 2 years old. The interior of the home has been fully painted. The kitchen includes new flooring and new countertops. A refrigerator will be installed prior to closing. The home includes a single-car garage and a large back yard with a storage shed.

23. 2026-03-15
    price $112,000

    Show marketing remark (301 chars)

    3 bedroom, 1-bath home located in Macon. The roof is 2 years old. The interior of the home has been fully painted. The kitchen includes new flooring and new countertops. A refrigerator will be installed prior to closing. The home includes a single-car garage and a large back yard with a storage shed.

24. 2026-02-24
    listed $113,500 New

    Show marketing remark (301 chars)

    3 bedroom, 1-bath home located in Macon. The roof is 2 years old. The interior of the home has been fully painted. The kitchen includes new flooring and new countertops. A refrigerator will be installed prior to closing. The home includes a single-car garage and a large back yard with a storage shed.

25. 2026-02-24
    listed $113,500 Active 301-char remark

    Show marketing remark (301 chars)

    3 bedroom, 1-bath home located in Macon. The roof is 2 years old. The interior of the home has been fully painted. The kitchen includes new flooring and new countertops. A refrigerator will be installed prior to closing. The home includes a single-car garage and a large back yard with a storage shed.

26. 2024-05-10
    soldstatus $79,900
27. 2024-05-03
    soldstatus $79,900 Closed 240-char remark

    Show marketing remark (240 chars)

    Charming brick house boasting three cozy bedrooms. Enjoy the privacy of a fenced yard, ideal for pets or outdoor gatherings. Complete with a convenient shed and garage, providing ample storage space. Welcome home to comfort and convenience.

28. 2024-05-03
    soldstatus $79,900 Sold

    Show marketing remark (240 chars)

    Charming brick house boasting three cozy bedrooms. Enjoy the privacy of a fenced yard, ideal for pets or outdoor gatherings. Complete with a convenient shed and garage, providing ample storage space. Welcome home to comfort and convenience.

29. 2024-04-16
    historical Active Under Contract 240-char remark

    Show marketing remark (240 chars)

    Charming brick house boasting three cozy bedrooms. Enjoy the privacy of a fenced yard, ideal for pets or outdoor gatherings. Complete with a convenient shed and garage, providing ample storage space. Welcome home to comfort and convenience.

30. 2024-04-16
    status Under Contract

    Show marketing remark (240 chars)

    Charming brick house boasting three cozy bedrooms. Enjoy the privacy of a fenced yard, ideal for pets or outdoor gatherings. Complete with a convenient shed and garage, providing ample storage space. Welcome home to comfort and convenience.

31. 2024-04-13
    listed $79,900 Active 240-char remark

    Show marketing remark (240 chars)

    Charming brick house boasting three cozy bedrooms. Enjoy the privacy of a fenced yard, ideal for pets or outdoor gatherings. Complete with a convenient shed and garage, providing ample storage space. Welcome home to comfort and convenience.

32. 2024-04-13
    listed $79,900 New

    Show marketing remark (240 chars)

    Charming brick house boasting three cozy bedrooms. Enjoy the privacy of a fenced yard, ideal for pets or outdoor gatherings. Complete with a convenient shed and garage, providing ample storage space. Welcome home to comfort and convenience.

ⓘ 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: $690 · $58/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$304/yr (+$25/mo · 44.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 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: $14,379
• − Mortgage interest: −$6,050
• − Property taxes: −$690
• − Insurance: −$540
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,142
• Taxable income: $1,657
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $2,935/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

+40.2% since first listed

15 events — show timeline

• 2026-05-19 Relisted — GAMLS
• 2026-05-19 Relisted — MGMLS
• 2026-04-21 Contingent — MGMLS
• 2026-04-21 Pending — GAMLS
• 2026-03-15 Price Changed $112,000 MGMLS
• 2026-03-15 Price Changed $112,000 GAMLS
• 2026-02-24 Listed $113,500 MGMLS
• 2026-02-24 Listed $113,500 GAMLS
• 2024-05-10 Sold (Public Records) $79,900 Public Records
• 2024-05-03 Sold (MLS) $79,900 GAMLS
• 2024-05-03 Sold (MLS) $79,900 MGMLS
• 2024-04-16 Contingent — MGMLS
• 2024-04-16 Pending — GAMLS
• 2024-04-13 Listed $79,900 MGMLS
• 2024-04-13 Listed $79,900 GAMLS

Property tax history

+28.4%/yr

Latest (2025): $690 · +102.4% YoY. Source: county tax records.