1925 Napier Ave · Macon-Bibb County, GA 31204

$57,000

3 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 196 Days on market

Built 1960 4,356 sqft lot $47/sqft · 18% below area Est $70k · 18% under ↓ 42% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

The roof is four years old. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment. Property is located less than 5 minutes from Mercer University Law School. Partial basement area - measurements weren't taken at time of list.

Key facts

• 4,356 sq ft lot
• Built 1960
• Listed 195 days

Tags

• OPEN KITCHEN FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 38% 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 $394 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $17k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1960 — 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: 2.16% ✓
• Cap rate: 18.82%
• Cash-on-cash: 44.74%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $69,819
• List price: $57,000
• Delta: -18.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2380 Napier Ave	0.36mi	3/1.0	1,260 (+4%)	1mo	$45,000	$36	75
1349 Holt Ave	0.22mi	3/1.0	1,278 (+6%)	14mo	$95,998	$75	69
1454 Marion Pl	0.31mi	3/1.0	1,249 (+3%)	21mo	$58,000	$46	63
1174 Huguenin Ave	0.06mi	3/1.5	1,362 (+13%)	18mo	$32,000	$23	59
1034 Hazel St	0.67mi	3/2.0	1,254 (+4%)	3mo	$215,000	$171	56
1448 Oakland Ave	0.33mi	2/1.0 (-1)	1,116 (-8%)	14mo	$77,000	$69	55
2586 Dubose St	0.65mi	3/1.0	1,129 (-7%)	10mo	$29,000	$26	50
2619 Suwanee Ave	0.67mi	3/2.0	1,161 (-4%)	12mo	$39,000	$34	48
260 Ryals Ave	0.49mi	4/2.0 (+1)	1,368 (+13%)	6mo	$110,000	$80	41
2671 Suwanee Ave	0.75mi	4/1.5 (+1)	1,360 (+12%)	9mo	$105,000	$77	30
1559 Madden Ave	0.63mi	2/2.0 (-1)	1,092 (-10%)	19mo	$8,500	$8	29
1840 College St	0.75mi	3/2.0	1,064 (-12%)	19mo	$210,000	$197	25

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: 43.6%
• Equity multiple: 2.92×
• Total profit: $30,704
• Equity at exit: $8,499

10-year hold

• IRR: 50.3%
• Equity multiple: 6.27×
• Total profit: $84,181
• Equity at exit: $4,928

Cash invested: $15,960 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$299
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $595

Break-even live

Break-even rent $479

Max offer price $57,000

Occupancy floor 47%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	0.05mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	0.05mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	0.16mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	0.50mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	21d	5	0.50mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.54mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	0.55mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	0.58mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	0.69mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	0.69mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	44d	1	0.75mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	13d	1	0.81mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	0.82mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	44d	1	0.84mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	13d	1	0.85mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	13d	1	0.88mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	44d	1	0.89mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	44d	1	0.89mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	0.90mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.95mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	13d	4	0.97mi
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	21d	1	1.00mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	21d	1	1.03mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	21d	1	1.03mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	1.05mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	1.05mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.06mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	1.11mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	44d	1	1.11mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	13d	1	1.15mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	44d	1	1.16mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	1.17mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	1.17mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	1.17mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	44d	1	1.18mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	44d	1	1.19mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	1.19mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.21mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	1.23mi
941 Hill Park Unit 2 Macon, GA	2.0	1.0	800	$850	$1.06	21d	1	1.25mi

Listing history 48 events

1. 2026-06-19
   days on market $57,000 Active 196 DOM
2. 2026-06-18
   days on market $57,000 Active 195 DOM
3. 2026-06-17
   days on market $57,000 Active 194 DOM
4. 2026-06-16
   days on market $57,000 Active 193 DOM
5. 2026-06-15
   days on market $57,000 Active 192 DOM
6. 2026-06-14
   days on market $57,000 Active 190 DOM
7. 2026-06-13
   days on market $57,000 Active 189 DOM
8. 2026-06-10
   days on market $57,000 Active 187 DOM
9. 2026-06-09
   days on market $57,000 Active 186 DOM
10. 2026-06-09
    days on market $57,000 Active 185 DOM
11. 2026-06-07
    days on market $57,000 Active 184 DOM
12. 2026-06-03
    days on market $57,000 Active 180 DOM
13. 2026-06-02
    days on market $57,000 Active 179 DOM
14. 2026-06-01
    days on market $57,000 Active 178 DOM
15. 2026-05-31
    days on market $57,000 Active 177 DOM
16. 2026-05-30
    days on market $57,000 Active 176 DOM
17. 2026-05-19
    status Active 319-char remark

    Show marketing remark (228 chars)

    The roof is 4 years old. 3 bedrooms 1 bath & an open kitchen/family room. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment.

18. 2026-05-19
    price $57,000 319-char remark

    Show marketing remark (228 chars)

    The roof is 4 years old. 3 bedrooms 1 bath & an open kitchen/family room. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment.

19. 2026-05-19
    price $57,000 228-char remark

    Show marketing remark (228 chars)

    The roof is 4 years old. 3 bedrooms 1 bath & an open kitchen/family room. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment.

20. 2026-03-05
    historical 319-char remark

    Show marketing remark (319 chars)

    The roof is four years old. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment. Property is located less than 5 minutes from Mercer University Law School. Partial basement area - measurements weren't taken at time of list.

21. 2026-03-04
    price $62,000 319-char remark

    Show marketing remark (228 chars)

    The roof is 4 years old. 3 bedrooms 1 bath & an open kitchen/family room. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment.

22. 2026-03-04
    price $62,000 228-char remark

    Show marketing remark (228 chars)

    The roof is 4 years old. 3 bedrooms 1 bath & an open kitchen/family room. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment.

23. 2026-01-13
    price $65,000 228-char remark

    Show marketing remark (319 chars)

    The roof is four years old. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment. Property is located less than 5 minutes from Mercer University Law School. Partial basement area - measurements weren't taken at time of list.

24. 2026-01-13
    price $65,000 319-char remark

    Show marketing remark (319 chars)

    The roof is four years old. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment. Property is located less than 5 minutes from Mercer University Law School. Partial basement area - measurements weren't taken at time of list.

25. 2025-12-06
    listed $73,900 Active 319-char remark

    Show marketing remark (319 chars)

    The roof is four years old. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment. Property is located less than 5 minutes from Mercer University Law School. Partial basement area - measurements weren't taken at time of list.

26. 2025-12-05
    listed $73,900 New 228-char remark

    Show marketing remark (228 chars)

    The roof is 4 years old. 3 bedrooms 1 bath & an open kitchen/family room. Property is not in foreclosure. Purchase AS-IS & modernize this house. Provide proof of funds or letter of approval to book your appointment.

27. 2023-05-15
    soldstatus $68,000
28. 2023-05-11
    soldstatus $68,000
29. 2023-05-11
    soldstatus $68,000 Sold
30. 2023-05-11
    soldstatus $68,000 Closed
31. 2023-05-03
    status Under Contract
32. 2023-05-03
    status Pending
33. 2023-04-30
    historical
34. 2023-04-07
    status Price Change
35. 2023-04-07
    price $85,000
36. 2023-04-07
    status Active
37. 2023-04-07
    price $85,000
38. 2023-04-05
    historical Active Under Contract
39. 2023-04-05
    status Pending
40. 2023-03-28
    price $89,000
41. 2023-03-28
    price $89,000
42. 2023-02-09
    listed $85,000
43. 2023-02-09
    listed $99,000 Active
44. 2023-02-09
    historical
45. 2023-01-23
    price $99,000
46. 2023-01-23
    price $99,000
47. 2022-11-01
    listed $99,000 New
48. 2022-11-01
    listed $115,000 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: $671 · $56/mo
• Projected year-2 tax: $671 · $56/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,790
• − Mortgage interest: −$3,193
• − Property taxes: −$671
• − Insurance: −$285
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$1,658
• Taxable income: $6,617
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $5,553/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

-42.4% since first listed

32 events — show timeline

• 2026-05-19 Relisted — MGMLS
• 2026-05-19 Price Changed $57,000 MGMLS
• 2026-05-19 Price Changed $57,000 GAMLS
• 2026-03-05 Delisted — MGMLS
• 2026-03-04 Price Changed $62,000 MGMLS
• 2026-03-04 Price Changed $62,000 GAMLS
• 2026-01-13 Price Changed $65,000 GAMLS
• 2026-01-13 Price Changed $65,000 MGMLS
• 2025-12-06 Listed $73,900 MGMLS
• 2025-12-05 Listed $73,900 GAMLS
• 2023-05-15 Sold (Public Records) $68,000 Public Records
• 2023-05-11 Sold (MLS) $68,000 CGMLS
• 2023-05-11 Sold (MLS) $68,000 GAMLS
• 2023-05-11 Sold (MLS) $68,000 MGMLS
• 2023-05-03 Pending — GAMLS
• 2023-05-03 Pending — CGMLS
• 2023-04-30 Listing Removed — GAMLS
• 2023-04-07 Relisted — GAMLS
• 2023-04-07 Price Changed $85,000 GAMLS
• 2023-04-07 Relisted — CGMLS
• 2023-04-07 Price Changed $85,000 CGMLS
• 2023-04-05 Contingent — GAMLS
• 2023-04-05 Pending — CGMLS
• 2023-03-28 Price Changed $89,000 CGMLS
• 2023-03-28 Price Changed $89,000 GAMLS
• 2023-02-09 Listing Removed — GAMLS
• 2023-02-09 Listed $99,000 CGMLS
• 2023-02-09 Listed $85,000 MGMLS
• 2023-01-23 Price Changed $99,000 CGMLS
• 2023-01-23 Price Changed $99,000 GAMLS
• 2022-11-01 Listed $115,000 GAMLS
• 2022-11-01 Listed $99,000 GAMLS

Property tax history

+9.3%/yr

Latest (2025): $671 · +0.7% YoY. Source: county tax records.