730 Williams St E · Macon-Bibb County, GA 31217

$60,000

2 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 24 Days on market

Built 1962 Est $69k · 14% under

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Why this score? — see what drove the A- 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
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Brick with shingle roof. Selling as-is condition. Please leave message at listed phone number to receive a return phone call.

Key facts

• Built 1962
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 A — 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 (+10.8%/yr); 122 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $3k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.97%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $69,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1392 Fort Hill St	0.13mi	3/1.0 (+1)	1,280 (+5%)	3mo	$35,000	$27	78
1010 Maynard St	0.20mi	3/2.0 (+1)	1,254 (+3%)	12mo	$140,000	$112	67
1204 Norris St	0.14mi	3/2.0 (+1)	1,075 (-12%)	6mo	$67,000	$62	60
575 Cowan St	0.45mi	3/2.0 (+1)	1,208 (-1%)	10mo	$68,900	$57	60
1049 Boulevard	0.69mi	2/2.0	1,170 (-4%)	1mo	$135,000	$115	56
1128 Maynard St	0.09mi	3/1.0 (+1)	1,396 (+15%)	13mo	$27,000	$19	55
1040 Chestney St	0.25mi	2/2.0	1,040 (-15%)	10mo	$83,000	$80	52
1279 Briarcliff Rd	0.72mi	2/2.0	1,251 (+3%)	9mo	$135,800	$109	51
1168 Clinton Rd	0.41mi	3/1.0 (+1)	1,036 (-15%)	10mo	$15,000	$14	43
1066 Woolfolk St	0.58mi	2/2.0	1,314 (+8%)	18mo	$21,000	$16	40
970 Emery Hwy	0.63mi	3/2.0 (+1)	1,320 (+8%)	12mo	$18,900	$14	37
328 Woolfolk St	0.68mi	3/1.0 (+1)	1,340 (+10%)	13mo	$20,000	$15	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.43×
• Total profit: $40,786
• Equity at exit: $31,522

10-year hold

• IRR: 40.2%
• Equity multiple: 7.92×
• Total profit: $116,264
• Equity at exit: $52,455

Cash invested: $16,800 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $989 high
• Mortgage (P&I): −$315
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $378

Break-even live

Break-even rent $511

Max offer price $60,000

Occupancy floor 57%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	0.39mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	0.45mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.53mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	0.54mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.54mi
1108 Boulevard Unit 4 Macon, GA	1.0	1.0	918	$1,045	$1.14	21d	1	0.56mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	43d	1	0.61mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	13d	1	0.62mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.65mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	43d	1	0.67mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	13d	1	0.73mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$800	$0.84	13d	1	0.81mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	0.84mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	13d	1	0.85mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	13d	1	0.85mi
1895 Clinton Rd Unit C-517 Macon, GA	1.0	1.0	762	$855	$1.12	43d	1	0.87mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	21d	1	0.96mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	0.96mi
1973 Wood Valley Rd Macon, GA	1.0	1.0	900	$875	$0.97	43d	1	1.06mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	1.36mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	21d	1	1.46mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $60,000 Active 24 DOM
2. 2026-06-18
   days on market $60,000 Active 23 DOM
3. 2026-06-17
   days on market $60,000 Active 22 DOM
4. 2026-06-16
   days on market $60,000 Active 21 DOM
5. 2026-06-15
   days on market $60,000 Active 20 DOM
6. 2026-06-14
   days on market $60,000 Active 18 DOM
7. 2026-06-13
   days on market $60,000 Active 17 DOM
8. 2026-06-10
   days on market $60,000 Active 15 DOM
9. 2026-06-09
   days on market $60,000 Active 14 DOM
10. 2026-06-09
    days on market $60,000 Active 13 DOM
11. 2026-06-07
    days on market $60,000 Active 12 DOM
12. 2026-06-03
    days on market $60,000 Active 8 DOM
13. 2026-06-02
    days on market $60,000 Active 7 DOM
14. 2026-06-01
    days on market $60,000 Active 6 DOM
15. 2026-05-31
    days on market $60,000 Active 5 DOM
16. 2026-05-30
    days on market $60,000 Active 4 DOM
17. 2026-05-26
    listed $60,000 Active

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $770 · $64/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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $11,870
• − Mortgage interest: −$3,361
• − Property taxes: −$770
• − Insurance: −$300
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$1,745
• Taxable income: $3,794
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $3,621/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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 (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

• 2026-05-26 Listed $60,000 FSBO.com

Property tax history

+12.2%/yr

Latest (2025): $770 · +9.1% YoY. Source: county tax records.