526 Nelson St · Macon-Bibb County, GA 31206

$29,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 46 Days on market

Built 1921 7,405 sqft lot $29/sqft · 16% above area Est $25k · 16% over ↓ 27% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity in the heart of Macon, offering strong potential for investors or buyers looking for their next project. This fixer-upper is ideal for a flip or long-term rental, providing a blank canvas for an investor with vision and creativity to bring it back to life. Conveniently situated just minutes from downtown Macon, with quick access to major routes including US-247 and Interstate 75, this property allows for easy commuting. A great opportunity to add value in an established area with ongoing development and demand.

Key facts

• Established area
• Easy commuting
• Blank canvas

Tags

• INVESTMENT OPPORTUNITY
• FIXER-UPPER
• BLANK CANVAS
• EASY COMMUTING
• ESTABLISHED AREA

Property features AI

Finance

• Other: Property condition listed as fixer
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer (connected/available); Electricity available
• Home design: Single-family residence (house)
• Construction: Built in 1921; Vinyl siding; Composition roof; Building area reported as 1008 square feet
• Exterior features: Lot reported at about 0.17 acres; Lot features: none

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other (unspecified)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating: other (unspecified); Cooling: other (unspecified)
• Interior features: High ceilings; One level (single-story); Crawl space basement; Family room
• Laundry & utility: Laundry: other (unspecified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.3% 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.
• Zoned schools: Central High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 844 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: Rents rising fast (+5.0%/yr); 207 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 41% 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1921 — 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: 3.54% ✓
• Cap rate: 31.30%
• Cash-on-cash: 89.31%
• DSCR: 4.97
• GRM: 2.4

CMA / ARV

• ARV (median comp): $25,101
• List price: $29,000
• Delta: 15.53%
• 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
470 Holloway St	0.20mi	3/1.0 (+1)	980 (-3%)	11mo	$13,500	$14	72
560 Giles St	0.71mi	2/1.0	968 (-4%)	6mo	$38,000	$39	55
594 Grenada Ter	0.71mi	2/1.0	1,016 (+1%)	12mo	$65,000	$64	55
3229 Harrel St	0.47mi	3/2.5 (+1)	1,064 (+6%)	8mo	$6,200	$6	51
3423 Flamingo Dr	0.65mi	3/1.0 (+1)	1,048 (+4%)	14mo	$68,361	$65	46
2152 Houston Ave	0.49mi	3/2.0 (+1)	1,064 (+6%)	17mo	$39,900	$38	45
759 Harrold St	0.74mi	2/1.0	1,054 (+5%)	17mo	$40,000	$38	44
837 Newberg Ave	0.71mi	3/1.0 (+1)	966 (-4%)	13mo	$37,000	$38	44
3441 Antioch Hts	0.64mi	3/2.0 (+1)	897 (-11%)	1mo	$75,000	$84	42
1958 3rd St	0.62mi	2/2.0	870 (-14%)	5mo	$95,000	$109	40
905 Ponce De Leon Cir S	0.67mi	3/2.0 (+1)	1,035 (+3%)	19mo	$28,000	$27	39
536 Heard Ave	0.54mi	3/1.0 (+1)	1,136 (+13%)	14mo	$60,216	$53	37

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: 92.3%
• Equity multiple: 5.43×
• Total profit: $35,950
• Equity at exit: $4,324

10-year hold

• IRR: 95.6%
• Equity multiple: 12.09×
• Total profit: $90,091
• Equity at exit: $2,507

Cash invested: $8,120 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$152
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $604

Break-even live

Break-even rent $261

Max offer price $29,000

Occupancy floor 36%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	0.03mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	0.12mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	0.18mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	44d	1	0.19mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	0.59mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.63mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.67mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.69mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	0.74mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	0.76mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.87mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	0.88mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	0.89mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	44d	1	0.91mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	21d	1	0.98mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	21d	1	0.98mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	1.02mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.04mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	1.10mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.11mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.15mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	1.18mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	1.19mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.23mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.23mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	44d	1	1.23mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	1.25mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	21d	1	1.29mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.39mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	1.41mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	1.42mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	1.45mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.48mi

Listing history 18 events

1. 2026-06-19
   days on market $29,000 Active 46 DOM
2. 2026-06-18
   days on market $29,000 Active 45 DOM
3. 2026-06-17
   days on market $29,000 Active 44 DOM
4. 2026-06-16
   days on market $29,000 Active 43 DOM
5. 2026-06-15
   days on market $29,000 Active 42 DOM
6. 2026-06-14
   days on market $29,000 Active 40 DOM
7. 2026-06-13
   days on market $29,000 Active 39 DOM
8. 2026-06-10
   days on market $29,000 Active 37 DOM
9. 2026-06-09
   days on market $29,000 Active 36 DOM
10. 2026-06-09
    days on market $29,000 Active 35 DOM
11. 2026-06-07
    days on market $29,000 Active 34 DOM
12. 2026-06-03
    days on market $29,000 Active 30 DOM
13. 2026-06-02
    days on market $29,000 Active 29 DOM
14. 2026-06-01
    days on market $29,000 Active 28 DOM
15. 2026-05-31
    days on market $29,000 Active 27 DOM
16. 2026-05-30
    days on market $29,000 Active 26 DOM
17. 2026-05-18
    price $36,000 539-char remark
18. 2026-05-03
    listed $39,900 New 539-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: $504 · $42/mo
• Projected year-2 tax: $504 · $42/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 ≥109°F today · 17 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: $12,312
• − Mortgage interest: −$1,624
• − Property taxes: −$504
• − Insurance: −$145
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$844
• Taxable income: $7,225
• Est. tax owed @ 24.0%: −$1,734
• After-tax cash flow: $5,518/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

-27.3% since first listed

3 events — show timeline

• 2026-05-24 Price Changed $29,000 GAMLS
• 2026-05-18 Price Changed $36,000 GAMLS
• 2026-05-03 Listed $39,900 GAMLS

Property tax history

+35.4%/yr

Latest (2025): $504 · -1.3% YoY. Source: county tax records.