4301 Marion Ave · Macon-Bibb County, GA 31206

$200,000

4 bd · 2.0 ba · 1,432 sqft · MultiFamily public records · 147 Days on market

Built 1966 7,840 sqft lot Est $139k · 43% over

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Why this score? — see what drove the D 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 +20.9/30.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Totally Renovated Duplex - Turnkey Investment Opportunity! Don't miss this beautifully renovated duplex, offering two spacious units, each featuring 2 large bedrooms and 1 full bath. Each unit boasts an enormous living room and kitchen area, perfect for comfortable living and modern lifestyles. This property has been completely updated with custom kitchen cabinets, new flooring throughout, updated lighting, and fresh interior and exterior paint. Major improvements include a brand-new roof and all new systems, providing peace of mind for years to come. An excellent opportunity for investors or owner-occupants—this is a portfolio-ready property of practically new homes. Turnkey and ready to perform!

Key facts

• Renovated duplex
• New flooring
• Updated lighting

Tags

• RENOVATED DUPLEX
• TURNKEY INVESTMENT OPPORTUNITY
• CUSTOM KITCHEN CABINETS
• NEW FLOORING
• UPDATED LIGHTING
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive. Per door: $140/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (0.8% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 D — 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: Bruce Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 434 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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); 209 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $1,984/mo this rent would consume 79% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 29% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $139,455
• List price: $200,000
• Delta: 43.42%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-10,490
• Equity at exit: $29,821

10-year hold

• IRR: 6.9%
• Equity multiple: 1.56×
• Total profit: $31,372
• Equity at exit: $17,292

Cash invested: $56,000 (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: 209
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$156 /mo · $1,866/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $280

Break-even live

Break-even rent $1,630

Max offer price $200,000

Occupancy floor 81%

Sensitivity live

Price	-10% $393	-5% $336	+0% $280	+5% $223	+10% $166
Rent	-10% $123	-5% $201	+0% $280	+5% $358	+10% $436
Rate	-1.0pp $380	-0.5pp $331	base $280	+0.5pp $228	+1.0pp $175

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,984
Total (2 units)			$1,984

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	23d	1	0.22mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	45d	1	0.35mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	45d	1	0.37mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	15d	1	0.51mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	23d	1	0.57mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	45d	1	0.69mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	23d	1	0.72mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	45d	1	0.82mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	45d	1	0.87mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	15d	1	0.92mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	45d	1	1.07mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	45d	1	1.23mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	23d	1	1.25mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	45d	1	1.32mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	45d	1	1.34mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	45d	1	1.36mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	15d	1	1.38mi

Listing history 22 events

1. 2026-06-18
   listing id $200,000 Active 147 DOM
2. 2026-06-18
   days on market $200,000 Active 147 DOM
3. 2026-06-17
   days on market $200,000 Active 146 DOM
4. 2026-06-16
   days on market $200,000 Active 145 DOM
5. 2026-06-15
   days on market $200,000 Active 144 DOM
6. 2026-06-14
   days on market $200,000 Active 142 DOM
7. 2026-06-13
   days on market $200,000 Active 141 DOM
8. 2026-06-10
   days on market $200,000 Active 139 DOM
9. 2026-06-09
   days on market $200,000 Active 138 DOM
10. 2026-06-09
    days on market $200,000 Active 137 DOM
11. 2026-06-07
    days on market $200,000 Active 136 DOM
12. 2026-06-03
    days on market $200,000 Active 132 DOM
13. 2026-06-02
    days on market $200,000 Active 131 DOM
14. 2026-06-01
    days on market $200,000 Active 130 DOM
15. 2026-05-31
    days on market $200,000 Active 129 DOM
16. 2026-05-30
    days on market $200,000 Active 128 DOM
17. 2026-03-13
    price $200,000 713-char remark

    Show marketing remark (724 chars)

    Totally Renovated Duplex – Turnkey Investment Opportunity! Don’t miss this beautifully renovated duplex, offering two spacious units, each featuring 2 large bedrooms and 1 full bath. Each unit boasts an enormous living room and kitchen area, perfect for comfortable living and modern lifestyles. This property has been completely updated with custom kitchen cabinets, new flooring throughout, updated lighting, and fresh interior and exterior paint. Major improvements include a brand-new roof and all new systems, providing peace of mind for years to come. An excellent opportunity for investors or owner-occupants—this is a portfolio-ready property of practically new homes. Turnkey and ready to perform!

18. 2026-03-13
    price $200,000 724-char remark

    Show marketing remark (724 chars)

    Totally Renovated Duplex – Turnkey Investment Opportunity! Don’t miss this beautifully renovated duplex, offering two spacious units, each featuring 2 large bedrooms and 1 full bath. Each unit boasts an enormous living room and kitchen area, perfect for comfortable living and modern lifestyles. This property has been completely updated with custom kitchen cabinets, new flooring throughout, updated lighting, and fresh interior and exterior paint. Major improvements include a brand-new roof and all new systems, providing peace of mind for years to come. An excellent opportunity for investors or owner-occupants—this is a portfolio-ready property of practically new homes. Turnkey and ready to perform!

19. 2026-03-13
    price $200,000

    Show marketing remark (724 chars)

    Totally Renovated Duplex – Turnkey Investment Opportunity! Don’t miss this beautifully renovated duplex, offering two spacious units, each featuring 2 large bedrooms and 1 full bath. Each unit boasts an enormous living room and kitchen area, perfect for comfortable living and modern lifestyles. This property has been completely updated with custom kitchen cabinets, new flooring throughout, updated lighting, and fresh interior and exterior paint. Major improvements include a brand-new roof and all new systems, providing peace of mind for years to come. An excellent opportunity for investors or owner-occupants—this is a portfolio-ready property of practically new homes. Turnkey and ready to perform!

20. 2026-01-19
    listed $155,000 New

    Show marketing remark (724 chars)

    Totally Renovated Duplex – Turnkey Investment Opportunity! Don’t miss this beautifully renovated duplex, offering two spacious units, each featuring 2 large bedrooms and 1 full bath. Each unit boasts an enormous living room and kitchen area, perfect for comfortable living and modern lifestyles. This property has been completely updated with custom kitchen cabinets, new flooring throughout, updated lighting, and fresh interior and exterior paint. Major improvements include a brand-new roof and all new systems, providing peace of mind for years to come. An excellent opportunity for investors or owner-occupants—this is a portfolio-ready property of practically new homes. Turnkey and ready to perform!

21. 2026-01-19
    listed $155,000 Active 713-char remark

    Show marketing remark (724 chars)

    Totally Renovated Duplex – Turnkey Investment Opportunity! Don’t miss this beautifully renovated duplex, offering two spacious units, each featuring 2 large bedrooms and 1 full bath. Each unit boasts an enormous living room and kitchen area, perfect for comfortable living and modern lifestyles. This property has been completely updated with custom kitchen cabinets, new flooring throughout, updated lighting, and fresh interior and exterior paint. Major improvements include a brand-new roof and all new systems, providing peace of mind for years to come. An excellent opportunity for investors or owner-occupants—this is a portfolio-ready property of practically new homes. Turnkey and ready to perform!

22. 2026-01-19
    listed $155,000 Active 724-char remark

    Show marketing remark (724 chars)

    Totally Renovated Duplex – Turnkey Investment Opportunity! Don’t miss this beautifully renovated duplex, offering two spacious units, each featuring 2 large bedrooms and 1 full bath. Each unit boasts an enormous living room and kitchen area, perfect for comfortable living and modern lifestyles. This property has been completely updated with custom kitchen cabinets, new flooring throughout, updated lighting, and fresh interior and exterior paint. Major improvements include a brand-new roof and all new systems, providing peace of mind for years to come. An excellent opportunity for investors or owner-occupants—this is a portfolio-ready property of practically new homes. Turnkey and ready to perform!

ⓘ 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: $1,866 · $156/mo
• Projected year-2 tax: $1,866 · $156/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 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: $23,808
• − Mortgage interest: −$11,203
• − Property taxes: −$1,866
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$5,818
• Taxable income: $111
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $3,329/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

+29.0% since first listed

6 events — show timeline

• 2026-03-13 Price Changed $200,000 MGMLS
• 2026-03-13 Price Changed $200,000 CGMLS
• 2026-03-13 Price Changed $200,000 GAMLS
• 2026-01-19 Listed $155,000 CGMLS
• 2026-01-19 Listed $155,000 MGMLS
• 2026-01-19 Listed $155,000 GAMLS

Property tax history

+22.7%/yr

Latest (2025): $1,866 · -8.1% YoY. Source: county tax records.