999 Ponce De Leon Cir N · Macon-Bibb County, GA 31206

$39,990

3 bd · 1.0 ba · 1,083 sqft · SingleFamily public records · 340 Days on market

Built 1945 10,018 sqft lot $37/sqft · at area comps Est $42k · at est.

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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 +9.3/15.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS DREAM, COME AND SEE THIS DIAMOND IN THE ROCK PROPERTY IN SOUTH MACON. READY TO SELL. THIS WILL NOT LAST. THIS IS THE PERFECT OPPORTUNITY FOR INVESTORS LOOKING TO FLIP AND SELL OR ADD TO THEIR RENTAL PORTFOLIO. FOR JUST UNDER FOURTY THOUSAND DOLLARS. PLEASE GO AND SEE FOR YOURSELF AT ANYTIME. THE HOME IS UNLOCKED AND VACANT. SELLER OR SELLER'S AGENT IS NOT RESPONSIBLE FOR ANY INJURY TO ANY VIEWERS WHO DECIDES TO GO ON THE PROPERTY. PROPERT IS SOLD AS IS. CASH ONLY.

Key facts

• 0.23 acre lot
• Built 1945
• Listed 339 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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 (+5.0%/yr); 207 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 44% of the median local income ($30k/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 $276 of loan paydown is wiped out by about $1k 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 + 5.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $35,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 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 1945 — 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: 2.75% ✓
• Cap rate: 25.19%
• Cash-on-cash: 67.48%
• DSCR: 4.00
• GRM: 3.0

CMA / ARV

• ARV (median comp): $41,637
• List price: $39,990
• Delta: -3.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1138 Newberg Ave	0.37mi	3/1.0	1,106 (+2%)	6mo	$82,000	$74	74
826 W Grenada Ter	0.48mi	2/1.0 (-1)	1,075 (-1%)	4mo	$35,000	$33	68
1473 Walker Rd	0.64mi	3/1.0	1,040 (-4%)	0mo	$60,000	$58	63
3229 Harrel St	0.50mi	3/2.5	1,064 (-2%)	8mo	$6,200	$6	61
575 Cleveland St	0.64mi	3/1.0	988 (-9%)	1mo	$62,000	$63	55
1254 W Grenada Ter	0.53mi	3/2.0	1,188 (+10%)	3mo	$100,000	$84	53
1162 Ruben Dr	0.37mi	2/1.0 (-1)	960 (-11%)	8mo	$19,500	$20	52
1162 Ruben Drive Dr Unit m	0.37mi	2/1.0 (-1)	960 (-11%)	8mo	$19,500	$20	52
3366 Pio Nono Cir	0.66mi	3/1.0	962 (-11%)	8mo	$106,000	$110	44
3366 Pio Nono Cir	0.66mi	3/1.0	962 (-11%)	8mo	$106,000	$110	44
706 Villa Esta Ave	0.70mi	4/1.0 (+1)	1,184 (+9%)	4mo	$19,900	$17	43
706 Villa Esta Ave	0.70mi	4/1.0 (+1)	1,184 (+9%)	4mo	$19,900	$17	43

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 69.0%
• Equity multiple: 4.21×
• Total profit: $35,905
• Equity at exit: $5,963

10-year hold

• IRR: 73.7%
• Equity multiple: 9.28×
• Total profit: $92,667
• Equity at exit: $3,458

Cash invested: $11,197 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$210
• Tax from tax record: −$12 /mo · $141/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $630

Break-even live

Break-even rent $301

Max offer price $39,990

Occupancy floor 38%

Sensitivity live

Price	-10% $652	-5% $641	+0% $630	+5% $618	+10% $607
Rent	-10% $543	-5% $586	+0% $630	+5% $673	+10% $716
Rate	-1.0pp $650	-0.5pp $640	base $630	+0.5pp $619	+1.0pp $609

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: $9,998
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.23mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	0.27mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.28mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.29mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.37mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	0.53mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	0.53mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	44d	1	0.55mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.59mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.62mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	0.67mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.74mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.75mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	0.77mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	14d	1	0.78mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	22d	1	0.81mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	22d	1	0.86mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	22d	1	0.88mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	0.90mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	0.91mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.92mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	44d	1	0.94mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	0.97mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	0.98mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	0.98mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	22d	1	1.04mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	1.06mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	44d	1	1.07mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	14d	1	1.17mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	22d	1	1.20mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	1.22mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	1.23mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	22d	1	1.25mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	44d	1	1.31mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	22d	1	1.38mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	1.44mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	22d	1	1.49mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	22d	1	1.49mi

Listing history 18 events

1. 2026-06-19
   days on market $39,990 Active 340 DOM
2. 2026-06-18
   days on market $39,990 Active 339 DOM
3. 2026-06-17
   days on market $39,990 Active 338 DOM
4. 2026-06-16
   days on market $39,990 Active 337 DOM
5. 2026-06-15
   days on market $39,990 Active 336 DOM
6. 2026-06-14
   days on market $39,990 Active 334 DOM
7. 2026-06-13
   days on market $39,990 Active 333 DOM
8. 2026-06-10
   days on market $39,990 Active 331 DOM
9. 2026-06-09
   days on market $39,990 Active 330 DOM
10. 2026-06-09
    days on market $39,990 Active 329 DOM
11. 2026-06-07
    days on market $39,990 Active 328 DOM
12. 2026-06-03
    days on market $39,990 Active 324 DOM
13. 2026-06-02
    days on market $39,990 Active 323 DOM
14. 2026-06-01
    days on market $39,990 Active 322 DOM
15. 2026-05-31
    days on market $39,990 Active 321 DOM
16. 2026-05-30
    days on market $39,990 Active 320 DOM
17. 2025-07-09
    listed $39,990 New 478-char remark

    Show marketing remark (478 chars)

    INVESTORS DREAM, COME AND SEE THIS DIAMOND IN THE ROCK PROPERTY IN SOUTH MACON. READY TO SELL. THIS WILL NOT LAST. THIS IS THE PERFECT OPPORTUNITY FOR INVESTORS LOOKING TO FLIP AND SELL OR ADD TO THEIR RENTAL PORTFOLIO. FOR JUST UNDER FOURTY THOUSAND DOLLARS. PLEASE GO AND SEE FOR YOURSELF AT ANYTIME. THE HOME IS UNLOCKED AND VACANT. SELLER OR SELLER'S AGENT IS NOT RESPONSIBLE FOR ANY INJURY TO ANY VIEWERS WHO DECIDES TO GO ON THE PROPERTY. PROPERT IS SOLD AS IS. CASH ONLY.

18. 2025-07-09
    listed $39,990 Active 478-char remark

    Show marketing remark (478 chars)

    INVESTORS DREAM, COME AND SEE THIS DIAMOND IN THE ROCK PROPERTY IN SOUTH MACON. READY TO SELL. THIS WILL NOT LAST. THIS IS THE PERFECT OPPORTUNITY FOR INVESTORS LOOKING TO FLIP AND SELL OR ADD TO THEIR RENTAL PORTFOLIO. FOR JUST UNDER FOURTY THOUSAND DOLLARS. PLEASE GO AND SEE FOR YOURSELF AT ANYTIME. THE HOME IS UNLOCKED AND VACANT. SELLER OR SELLER'S AGENT IS NOT RESPONSIBLE FOR ANY INJURY TO ANY VIEWERS WHO DECIDES TO GO ON THE PROPERTY. PROPERT IS SOLD AS IS. CASH ONLY.

ⓘ 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: $141 · $12/mo
• Projected year-2 tax: $368 · $31/mo
• Expected delta: +$227/yr (+$19/mo · 160.6%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $13,182
• − Mortgage interest: −$2,240
• − Property taxes: −$141
• − Insurance: −$200
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$1,163
• Taxable income: $7,328
• Est. tax owed @ 24.0%: −$1,759
• After-tax cash flow: $5,797/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+0.0% since first listed

2 events — show timeline

• 2025-07-09 Listed $39,990 FMLS
• 2025-07-09 Listed $39,990 GAMLS

Property tax history

+1.3%/yr

Latest (2025): $141 · +79.6% YoY. Source: county tax records.