242 Hydrolia St · Macon-Bibb County, GA 31217

$101,000

2 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 126 Days on market

Built 1900 3,920 sqft lot $74/sqft · 61% 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +7.0/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Built in 1900 and beautifully renovated in 2021, this adorable ''doll baby'' blends timeless character with modern conveniences. Nestled in the heart of Historic Mill Hill - Macon Arts Village, this home offers the perfect of historic charm and updated comfort. Step inside to enjoy thoughtfully updated interiors while till appreciating the craftsmanship and charm of the early 1900s. the 2021 renovation brings today's modern amenities, making this home truly move-in ready. Conveniently located just minutes from downtown Macon, you'll love easy access to dining, shopping, entertainment, and local arts. Whether you're looking for a primary residence, investment property, or charming getaway, this one checks all the boxes!

Key facts

• Move-in ready
• Historic charm
• Updated comfort

Tags

• HISTORIC CHARM
• UPDATED COMFORT
• THOUGHTFULLY UPDATED INTERIORS
• MODERN AMENITIES
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+10.8%/yr); 122 active listings in the ZIP; 31 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).
• This rent runs 32% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($698 loan paydown + $4k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $29k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $88,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1900 — 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: 1.20% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (median comp): $62,564
• List price: $101,000
• Delta: 61.43%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Hydrolia St	0.03mi	2/2.0	1,278 (-6%)	14mo	$179,800	$141	74
463 Fort Hill St	0.26mi	2/2.0	1,408 (+4%)	14mo	$62,500	$44	66
823 Applewood St	0.30mi	3/1.0 (+1)	1,219 (-10%)	5mo	$52,500	$43	60
795 Peachtree St	0.26mi	3/1.0 (+1)	1,477 (+9%)	12mo	$33,000	$22	58
328 Woolfolk St	0.57mi	3/1.0 (+1)	1,340 (-1%)	13mo	$20,000	$15	56
260 Balkcom Ave	0.18mi	3/2.0 (+1)	1,180 (-13%)	10mo	$97,000	$82	52
970 Emery Hwy	0.54mi	3/2.0 (+1)	1,320 (-3%)	12mo	$18,900	$14	51
1066 Woolfolk St	0.67mi	2/2.0	1,314 (-3%)	18mo	$21,000	$16	44
575 Cowan St	0.55mi	3/2.0 (+1)	1,208 (-11%)	10mo	$68,900	$57	39
747 Bowman St	0.73mi	3/2.0 (+1)	1,524 (+12%)	9mo	$134,000	$88	29
894 Maynard St	0.68mi	3/1.0 (+1)	1,548 (+14%)	19mo	$29,000	$19	24

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: 26.3%
• Equity multiple: 2.64×
• Total profit: $46,419
• Equity at exit: $53,062

10-year hold

• IRR: 28.2%
• Equity multiple: 5.94×
• Total profit: $139,796
• Equity at exit: $88,299

Cash invested: $28,280 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$530
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $325

Break-even live

Break-even rent $801

Max offer price $101,000

Occupancy floor 68%

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.59mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	44d	1	0.60mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.60mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	44d	1	0.73mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	44d	1	0.86mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	44d	1	0.87mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	0.89mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	0.96mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	44d	1	0.99mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	44d	1	1.00mi
526 3rd St Unit 3 Macon, GA	1.0	1.0	1000	$1,295	$1.29	44d	1	1.00mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	21d	4	1.00mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	1.04mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.04mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	1.06mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	44d	1	1.08mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	21d	1	1.08mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	44d	1	1.11mi
1108 Boulevard Unit 4 Macon, GA	1.0	1.0	918	$1,045	$1.14	21d	1	1.11mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	13d	1	1.12mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	44d	1	1.13mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	1.13mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	1.13mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	1.18mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.19mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	1.26mi
1094 Georgia Ave Unit C Macon, GA	1.0	1.0	1125	$1,350	$1.20	13d	1	1.27mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	13d	4	1.35mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	44d	1	1.39mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	13d	1	1.46mi
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	21d	1	1.47mi

Listing history 35 events

1. 2026-06-19
   days on market $101,000 Active 126 DOM
2. 2026-06-18
   days on market $101,000 Active 125 DOM
3. 2026-06-17
   days on market $101,000 Active 124 DOM
4. 2026-06-16
   days on market $101,000 Active 123 DOM
5. 2026-06-15
   days on market $101,000 Active 122 DOM
6. 2026-06-14
   days on market $101,000 Active 120 DOM
7. 2026-06-13
   days on market $101,000 Active 119 DOM
8. 2026-06-10
   days on market $101,000 Active 117 DOM
9. 2026-06-09
   pricedays on market $101,000 Active 116 DOM
10. 2026-06-09
    days on market $119,500 Active 115 DOM
11. 2026-06-07
    days on market $119,500 Active 114 DOM
12. 2026-06-03
    days on market $119,500 Active 110 DOM
13. 2026-06-02
    days on market $119,500 Active 109 DOM
14. 2026-06-01
    days on market $119,500 Active 108 DOM
15. 2026-05-31
    days on market $119,500 Active 107 DOM
16. 2026-05-30
    days on market $119,500 Active 106 DOM
17. 2026-03-29
    price $119,500 728-char remark

    Show marketing remark (728 chars)

    Built in 1900 and beautifully renovated in 2021, this adorable ''doll baby'' blends timeless character with modern conveniences. Nestled in the heart of Historic Mill Hill - Macon Arts Village, this home offers the perfect of historic charm and updated comfort. Step inside to enjoy thoughtfully updated interiors while till appreciating the craftsmanship and charm of the early 1900s. the 2021 renovation brings today's modern amenities, making this home truly move-in ready. Conveniently located just minutes from downtown Macon, you'll love easy access to dining, shopping, entertainment, and local arts. Whether you're looking for a primary residence, investment property, or charming getaway, this one checks all the boxes!

18. 2026-02-13
    listed $129,900 Active 728-char remark

    Show marketing remark (728 chars)

    Built in 1900 and beautifully renovated in 2021, this adorable ''doll baby'' blends timeless character with modern conveniences. Nestled in the heart of Historic Mill Hill - Macon Arts Village, this home offers the perfect of historic charm and updated comfort. Step inside to enjoy thoughtfully updated interiors while till appreciating the craftsmanship and charm of the early 1900s. the 2021 renovation brings today's modern amenities, making this home truly move-in ready. Conveniently located just minutes from downtown Macon, you'll love easy access to dining, shopping, entertainment, and local arts. Whether you're looking for a primary residence, investment property, or charming getaway, this one checks all the boxes!

19. 2026-02-11
    historical
20. 2026-02-11
    historical
21. 2025-08-21
    price $129,900
22. 2025-07-21
    price $139,900
23. 2025-07-21
    price $139,900
24. 2025-06-22
    listed $149,900 Active
25. 2025-06-22
    listed $149,900 New
26. 2021-04-20
    soldstatus $98,000
27. 2021-04-15
    soldstatus $98,000 Sold
28. 2021-04-15
    soldstatus $98,000
29. 2020-12-01
    listed $97,900 Active
30. 2020-12-01
    listed $97,900
31. 2015-02-27
    soldstatus $12,100
32. 2015-01-05
    listed $12,000
33. 2011-09-22
    soldstatus $92,925
34. 2005-07-22
    soldstatus $197,000
35. 2000-05-15
    soldstatus $19,300

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $929 · $77/mo
• Expected delta: +$199/yr (+$17/mo · 27.3%)

ⓘ 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 ≥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: $14,541
• − Mortgage interest: −$5,658
• − Property taxes: −$730
• − Insurance: −$505
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,938
• Taxable income: $2,384
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,324/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

+519.2% since first listed

19 events — show timeline

• 2026-03-29 Price Changed $119,500 MGMLS
• 2026-02-13 Listed $129,900 MGMLS
• 2026-02-11 Listing Removed — GAMLS
• 2026-02-11 Listing Removed — FMLS
• 2025-08-21 Price Changed $129,900 GAMLS
• 2025-07-21 Price Changed $139,900 GAMLS
• 2025-07-21 Price Changed $139,900 FMLS
• 2025-06-22 Listed $149,900 GAMLS
• 2025-06-22 Listed $149,900 FMLS
• 2021-04-20 Sold (Public Records) $98,000 Public Records
• 2021-04-15 Sold (MLS) $98,000 MGMLS
• 2021-04-15 Sold (MLS) $98,000 GAMLS
• 2020-12-01 Listed $97,900 MGMLS
• 2020-12-01 Listed $97,900 GAMLS
• 2015-02-27 Sold (MLS) $12,100 CGMLS
• 2015-01-05 Listed $12,000 CGMLS
• 2011-09-22 Sold (Public Records) $92,925 Public Records
• 2005-07-22 Sold (Public Records) $197,000 Public Records
• 2000-05-15 Sold (Public Records) $19,300 Public Records

Property tax history

+22.4%/yr

Latest (2025): $730 · +648.8% YoY. Source: county tax records.