1881 Kitchens Rd · Macon-Bibb County, GA 31211

$52,900

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 136 Days on market

Built 1958 0.27 ac lot $63/sqft · 23% above area Est $43k · 23% over ↓ 4% 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 +2.5/5.0
• 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

Listing remarks MLS

What truly sets this deal apart is the Seller Financing option, allowing you to bypass strict bank hurdles, reduce closing costs, and move quickly. Looking to scale faster? This property can be bundled with 2722 Suwanee Avenue—a charming brick home with detached apartment—for a strategic package price of $179,900. This dual-acquisition allows you to instantly command a larger footprint in a revitalizing market.

Key facts

• 0.27 acre lot
• 2 parking spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 156 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 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 + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $46,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 2.03% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.38%
• DSCR: 2.84
• GRM: 4.1

CMA / ARV

• ARV (median comp): $43,000
• List price: $52,900
• Delta: 23.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 Denton St	0.11mi	3/1.0	840 (0%)	12mo	$81,150	$97	85
1735 Denton St	0.13mi	2/1.0 (-1)	840 (0%)	10mo	$83,000	$99	80
1030 Dennis St	0.54mi	3/1.0	728 (-13%)	16mo	$83,000	$114	39
1384 Walls Rd	0.69mi	3/1.0	748 (-11%)	15mo	$40,000	$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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 2.62×
• Total profit: $23,960
• Equity at exit: $7,888

10-year hold

• IRR: 44.5%
• Equity multiple: 5.24×
• Total profit: $62,750
• Equity at exit: $4,574

Cash invested: $14,812 (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 31211

• Active inventory: 156
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$277
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $511

Break-even live

Break-even rent $427

Max offer price $52,900

Occupancy floor 47%

Sensitivity live

Price	-10% $541	-5% $526	+0% $511	+5% $496	+10% $481
Rent	-10% $426	-5% $468	+0% $511	+5% $553	+10% $596
Rate	-1.0pp $537	-0.5pp $524	base $511	+0.5pp $497	+1.0pp $483

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1073 Haywood Rd Macon, GA	2.0	1.0	672	$950	$1.41	44d	1	0.20mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	14d	1	0.21mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	22d	1	0.52mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	14d	1	0.55mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	14d	1	0.56mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	22d	1	0.61mi
2050 Old Clinton Rd Macon, GA	1.0–2.0	1.0	588	$900	$1.53	14d	1	0.78mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	14d	1	0.90mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	14d	1	0.93mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	44d	1	1.01mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	14d	1	1.04mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	22d	1	1.05mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	44d	1	1.05mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	14d	1	1.08mi
2275 Gray Hwy Macon, GA	1.0–3.0	1.0–2.5	1134	$1,140	$1.01	14d	15	1.14mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	45d	1	1.14mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	44d	1	1.16mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	14d	1	1.16mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	44d	1	1.19mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	22d	1	1.20mi
240 Neptune Ct Macon, GA	2.0	1.5	1025	$875	$0.85	22d	1	1.34mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	22d	1	1.35mi
2903 Skyline Rd Macon, GA	2.0	1.0	725	$960	$1.32	14d	1	1.50mi

Listing history 22 events

1. 2026-06-19
   days on market $52,900 Active 136 DOM
2. 2026-06-18
   days on market $52,900 Active 135 DOM
3. 2026-06-17
   days on market $52,900 Active 134 DOM
4. 2026-06-16
   days on market $52,900 Active 133 DOM
5. 2026-06-15
   days on market $52,900 Active 132 DOM
6. 2026-06-14
   days on market $52,900 Active 130 DOM
7. 2026-06-13
   days on market $52,900 Active 129 DOM
8. 2026-06-10
   days on market $52,900 Active 127 DOM
9. 2026-06-09
   days on market $52,900 Active 126 DOM
10. 2026-06-09
    days on market $52,900 Active 125 DOM
11. 2026-06-07
    days on market $52,900 Active 124 DOM
12. 2026-06-03
    days on market $52,900 Active 120 DOM
13. 2026-06-02
    days on market $52,900 Active 119 DOM
14. 2026-06-01
    days on market $52,900 Active 118 DOM
15. 2026-05-31
    days on market $52,900 Active 117 DOM
16. 2026-05-30
    days on market $52,900 Active 116 DOM
17. 2026-04-23
    price $52,900 426-char remark

    Show marketing remark (426 chars)

    What truly sets this deal apart is the Seller Financing option, allowing you to bypass strict bank hurdles, reduce closing costs, and move quickly. Looking to scale faster? This property can be bundled with 2722 Suwanee Avenue—a charming brick home with detached apartment—for a strategic package price of $179,900. This dual-acquisition allows you to instantly command a larger footprint in a revitalizing market.

18. 2026-04-23
    price $52,900 426-char remark

    Show marketing remark (426 chars)

    What truly sets this deal apart is the Seller Financing option, allowing you to bypass strict bank hurdles, reduce closing costs, and move quickly. Looking to scale faster? This property can be bundled with 2722 Suwanee Avenue—a charming brick home with detached apartment—for a strategic package price of $179,900. This dual-acquisition allows you to instantly command a larger footprint in a revitalizing market.

19. 2026-04-23
    price $52,900

    Show marketing remark (426 chars)

    What truly sets this deal apart is the Seller Financing option, allowing you to bypass strict bank hurdles, reduce closing costs, and move quickly. Looking to scale faster? This property can be bundled with 2722 Suwanee Avenue—a charming brick home with detached apartment—for a strategic package price of $179,900. This dual-acquisition allows you to instantly command a larger footprint in a revitalizing market.

20. 2026-02-03
    listed $54,900 Active 426-char remark

    Show marketing remark (426 chars)

    What truly sets this deal apart is the Seller Financing option, allowing you to bypass strict bank hurdles, reduce closing costs, and move quickly. Looking to scale faster? This property can be bundled with 2722 Suwanee Avenue—a charming brick home with detached apartment—for a strategic package price of $179,900. This dual-acquisition allows you to instantly command a larger footprint in a revitalizing market.

21. 2026-02-03
    listed $54,900 Active 426-char remark

    Show marketing remark (426 chars)

    What truly sets this deal apart is the Seller Financing option, allowing you to bypass strict bank hurdles, reduce closing costs, and move quickly. Looking to scale faster? This property can be bundled with 2722 Suwanee Avenue—a charming brick home with detached apartment—for a strategic package price of $179,900. This dual-acquisition allows you to instantly command a larger footprint in a revitalizing market.

22. 2026-01-31
    listed $54,900 New

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $487 · $41/mo
• Expected delta: +$37/yr (+$3/mo · 8.1%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,877
• − Mortgage interest: −$2,963
• − Property taxes: −$450
• − Insurance: −$264
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$1,539
• Taxable income: $5,600
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $4,786/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): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 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: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

-3.6% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $52,900 CGMLS
• 2026-04-23 Price Changed $52,900 MGMLS
• 2026-04-23 Price Changed $52,900 GAMLS
• 2026-02-03 Listed $54,900 MGMLS
• 2026-02-03 Listed $54,900 CGMLS
• 2026-01-31 Listed $54,900 GAMLS

Property tax history

+5.5%/yr

Latest (2025): $450 · -1.3% YoY. Source: county tax records.