3459 Glynn Ave · Macon-Bibb County, GA 31204

$79,000

2 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 38 Days on market

Built 1950 Est $76k · at est.

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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 +8.1/10.0
• ARV discount +5.9/15.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great price for 2 BR home. Double lot. Sold & apos; as is& apos; . Looking for a quick sale. Will need clean out and repairs.

Key facts

• Double lot
• Built 1950
• Listed 37 days

Tags

• DOUBLE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 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 (+4.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 32% of the median local income ($39k/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 $546 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 + 4.6% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $76,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3529 Thorpe St	0.25mi	3/1.0 (+1)	1,132 (-2%)	1mo	$42,000	$37	79
3402 Glynn Ave	0.15mi	3/2.0 (+1)	1,203 (+4%)	8mo	$80,000	$67	70
3789 Del Park	0.21mi	3/1.0 (+1)	1,023 (-11%)	4mo	$31,000	$30	63
3669 Earl St	0.53mi	3/1.0 (+1)	1,128 (-2%)	7mo	$75,000	$66	60
1201 Sherbrooke Dr	0.58mi	3/1.0 (+1)	1,080 (-6%)	4mo	$65,000	$60	54
1076 Carlisle Ave	0.44mi	3/1.0 (+1)	1,025 (-11%)	4mo	$104,000	$101	52
3565 Log Cabin Dr	0.33mi	3/2.0 (+1)	1,300 (+13%)	4mo	$53,000	$41	51
3584 Log Cabin Dr	0.39mi	3/2.0 (+1)	1,025 (-11%)	6mo	$130,000	$127	49
3837 Blossfield Ave	0.63mi	3/1.0 (+1)	1,056 (-9%)	4mo	$42,000	$40	48
1025 Mimosa Dr	0.55mi	3/2.0 (+1)	1,274 (+10%)	4mo	$97,000	$76	45
1247 Carlisle Ave	0.66mi	3/2.0 (+1)	1,050 (-9%)	2mo	$151,000	$144	44
3178 Napier Ave	0.58mi	3/1.5 (+1)	1,294 (+12%)	5mo	$50,000	$39	41

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.45×
• Total profit: $9,947
• Equity at exit: $11,779

10-year hold

• IRR: 21.3%
• Equity multiple: 2.94×
• Total profit: $42,923
• Equity at exit: $6,830

Cash invested: $22,120 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$414
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $331

Break-even live

Break-even rent $616

Max offer price $79,000

Occupancy floor 63%

Sensitivity live

Price	-10% $375	-5% $353	+0% $331	+5% $308	+10% $286
Rent	-10% $249	-5% $290	+0% $331	+5% $372	+10% $412
Rate	-1.0pp $371	-0.5pp $351	base $331	+0.5pp $310	+1.0pp $289

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.32mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	14d	1	0.35mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	0.42mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.44mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	0.45mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	0.45mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	0.48mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	14d	1	0.54mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	0.58mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.58mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.58mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.58mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	14d	1	0.61mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	0.62mi
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	44d	1	0.64mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.69mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	44d	1	0.72mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.75mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	0.77mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	0.77mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	44d	1	0.85mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	0.85mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	0.87mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	44d	1	0.89mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	14d	1	0.90mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	0.94mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	14d	1	1.03mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	14d	1	1.10mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	1.11mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	44d	1	1.14mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	1.14mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.15mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	44d	1	1.16mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	21d	1	1.17mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	21d	1	1.24mi
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	14d	1	1.25mi
230 Roycrest Dr Macon, GA	3.0	2.0	1261	$1,300	$1.03	44d	1	1.27mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	1.27mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	1.29mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	44d	1	1.29mi

Listing history 17 events

1. 2026-06-19
   days on market $79,000 Active 38 DOM
2. 2026-06-18
   days on market $79,000 Active 37 DOM
3. 2026-06-17
   days on market $79,000 Active 36 DOM
4. 2026-06-16
   days on market $79,000 Active 35 DOM
5. 2026-06-15
   days on market $79,000 Active 34 DOM
6. 2026-06-14
   days on market $79,000 Active 32 DOM
7. 2026-06-13
   days on market $79,000 Active 31 DOM
8. 2026-06-10
   days on market $79,000 Active 29 DOM
9. 2026-06-09
   days on market $79,000 Active 28 DOM
10. 2026-06-09
    days on market $79,000 Active 27 DOM
11. 2026-06-07
    days on market $79,000 Active 26 DOM
12. 2026-06-03
    days on market $79,000 Active 22 DOM
13. 2026-06-02
    days on market $79,000 Active 21 DOM
14. 2026-06-01
    days on market $79,000 Active 20 DOM
15. 2026-05-31
    days on market $79,000 Active 19 DOM
16. 2026-05-30
    days on market $79,000 Active 18 DOM
17. 2026-05-12
    listed $79,000 Active 111-char remark

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$257/yr (+$21/mo · 54.8%)

ⓘ 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 72% 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: $12,412
• − Mortgage interest: −$4,425
• − Property taxes: −$470
• − Insurance: −$395
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,298
• Taxable income: $2,838
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,288/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

1 event — show timeline

• 2026-05-12 Listed $79,000 FSBO.com

Property tax history

+2.6%/yr

Latest (2025): $470 · +4.8% YoY. Source: county tax records.