2033 Third Ave · Macon-Bibb County, GA 31204

$74,700

2 bd · 1.0 ba · 1,279 sqft · SingleFamily public records · 130 Days on market

Built 1925 3,049 sqft lot $58/sqft · 63% above area

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• 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 MLS

This home features a welcoming front porch, a newer roof (2023), a sleek, modern kitchen and bathroom, and laminate flooring throughout. The main room provides a flexible sitting area or office space-perfect for working from home or relaxing. Don't miss out on this updated home!

Key facts

• Office space
• Laminate flooring
• Front porch

Tags

• FRONT PORCH
• MODERN KITCHEN
• FLEXIBLE SITTING AREA
• OFFICE SPACE
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% 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 B — 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); 45% 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 37% 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 $516 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $65,736 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1925 — 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: 1.62% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.81%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (median comp): $45,953
• List price: $74,700
• Delta: 62.56%
• 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
2186 Neal Ave	0.31mi	2/1.0	1,177 (-8%)	5mo	$25,000	$21	68
395 Lincoln Ave	0.28mi	3/1.0 (+1)	1,164 (-9%)	2mo	$33,000	$28	65
2005 Third Ave	0.04mi	3/1.0 (+1)	1,456 (+14%)	7mo	$39,000	$27	64
2199 Neal Ave	0.34mi	2/2.0	1,300 (+2%)	16mo	$10,500	$8	64
1988 Mallory Dr	0.46mi	1/1.0 (-1)	1,218 (-5%)	13mo	$79,588	$65	55
2485 Carlton Way	0.71mi	3/2.0 (+1)	1,300 (+2%)	2mo	$255,000	$196	54
2120 Mutual Ave	0.20mi	3/2.0 (+1)	1,149 (-10%)	14mo	$86,481	$75	53
213 Rogers Ave	0.37mi	3/2.0 (+1)	1,320 (+3%)	19mo	$180,000	$136	53
1935 Northbrook Ave	0.53mi	3/2.0 (+1)	1,224 (-4%)	10mo	$110,000	$90	51
334 Rogers Ave	0.49mi	3/2.0 (+1)	1,368 (+7%)	12mo	$150,000	$110	46
2423 Carlton Way	0.64mi	2/2.0	1,168 (-9%)	8mo	$192,500	$165	45
2349 Berthadale Ave	0.72mi	3/2.5 (+1)	1,184 (-7%)	5mo	$158,000	$133	39

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: 22.5%
• Equity multiple: 1.94×
• Total profit: $19,647
• Equity at exit: $11,138

10-year hold

• IRR: 31.5%
• Equity multiple: 4.05×
• Total profit: $63,883
• Equity at exit: $6,459

Cash invested: $20,916 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$392
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $467

Break-even live

Break-even rent $619

Max offer price $74,700

Occupancy floor 56%

Sensitivity live

Price	-10% $510	-5% $488	+0% $467	+5% $446	+10% $425
Rent	-10% $372	-5% $419	+0% $467	+5% $515	+10% $563
Rate	-1.0pp $505	-0.5pp $486	base $467	+0.5pp $448	+1.0pp $428

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: $18,675
• Closing costs: $2,241
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	14d	1	0.11mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.28mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$825	$0.79	21d	5	0.34mi
2259 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.34mi
2259 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.34mi
2261 Robin Lyn Ct Unit 31204 Macon, GA	2.0	2.5	1560	$1,295	$0.83	44d	1	0.34mi
2261 Robin Lyn Ct Macon, GA	2.0	3.0	1560	$1,295	$0.83	44d	1	0.34mi
1975 Vineville Ave Apt F3 Macon, GA	1.0	1.0	950	$700	$0.74	14d	1	0.35mi
2269 Robin Lyn Ct Unit 31204 Macon, GA	3.0	2.5	1560	$1,375	$0.88	21d	1	0.36mi
2269 Robin Lyn Ct Macon, GA	3.0	3.0	1560	$1,375	$0.88	21d	1	0.36mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	14d	1	0.51mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	44d	1	0.51mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	44d	1	0.51mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	0.52mi
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	21d	1	0.53mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	44d	1	0.55mi
440 Bonnie Dr Macon, GA	2.0	1.5	1192	$1,700	$1.43	44d	1	0.55mi
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	14d	1	0.59mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	0.62mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	14d	1	0.63mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	14d	4	0.71mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	14d	1	0.81mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	0.81mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	0.82mi
1094 Georgia Ave Unit C Macon, GA	1.0	1.0	1125	$1,350	$1.20	14d	1	0.84mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	0.87mi
1121 Columbus St Unit A Macon, GA	1.0	1.0	900	$1,250	$1.39	14d	1	0.98mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	14d	1	0.98mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	44d	1	0.98mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.01mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	44d	1	1.02mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	44d	1	1.06mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	1.07mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	14d	1	1.10mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	14d	1	1.13mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	44d	1	1.16mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	44d	1	1.16mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	21d	1	1.18mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	1.19mi
1371 Ross St Macon, GA	3.0	2.0	1541	$1,200	$0.78	14d	1	1.21mi

Listing history 15 events

1. 2026-04-15
   price $74,700 279-char remark

   Show marketing remark (279 chars)

   This home features a welcoming front porch, a newer roof (2023), a sleek, modern kitchen and bathroom, and laminate flooring throughout. The main room provides a flexible sitting area or office space-perfect for working from home or relaxing. Don't miss out on this updated home!

2. 2026-02-25
   price $74,900 279-char remark

   Show marketing remark (279 chars)

   This home features a welcoming front porch, a newer roof (2023), a sleek, modern kitchen and bathroom, and laminate flooring throughout. The main room provides a flexible sitting area or office space-perfect for working from home or relaxing. Don't miss out on this updated home!

3. 2025-12-31
   historical
4. 2025-12-04
   price $84,900
5. 2025-11-14
   status Back On Market
6. 2025-10-16
   status Under Contract
7. 2025-09-25
   price $89,000
8. 2025-09-15
   price $89,900
9. 2025-09-06
   price $94,000
10. 2025-08-15
    price $99,990
11. 2025-07-01
    price $99,900
12. 2025-06-14
    listed $79,900 New 279-char remark

    Show marketing remark (279 chars)

    This home features a welcoming front porch, a newer roof (2023), a sleek, modern kitchen and bathroom, and laminate flooring throughout. The main room provides a flexible sitting area or office space-perfect for working from home or relaxing. Don't miss out on this updated home!

13. 2025-06-14
    listed $105,000 New

    Show marketing remark (279 chars)

    This home features a welcoming front porch, a newer roof (2023), a sleek, modern kitchen and bathroom, and laminate flooring throughout. The main room provides a flexible sitting area or office space-perfect for working from home or relaxing. Don't miss out on this updated home!

14. 2024-04-17
    soldstatus $85,000
15. 2002-09-27
    soldstatus $32,000

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $796 · $66/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 1/10 Low
• 🌡 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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,528
• − Mortgage interest: −$4,184
• − Property taxes: −$796
• − Insurance: −$374
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,173
• Taxable income: $4,676
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $4,484/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

+133.4% since first listed

15 events — show timeline

• 2026-04-15 Price Changed $74,700 GAMLS
• 2026-02-25 Price Changed $74,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-04 Price Changed $84,900 GAMLS
• 2025-11-14 Relisted — GAMLS
• 2025-10-16 Pending — GAMLS
• 2025-09-25 Price Changed $89,000 GAMLS
• 2025-09-15 Price Changed $89,900 GAMLS
• 2025-09-06 Price Changed $94,000 GAMLS
• 2025-08-15 Price Changed $99,990 GAMLS
• 2025-07-01 Price Changed $99,900 GAMLS
• 2025-06-14 Listed $105,000 GAMLS
• 2025-06-14 Listed $79,900 GAMLS
• 2024-04-17 Sold (Public Records) $85,000 Public Records
• 2002-09-27 Sold (Public Records) $32,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $796 · +304.9% YoY. Source: county tax records.