4268 Marion Ave · Macon-Bibb County, GA 31206

$479,900

4 bd · 6.0 ba · 1,370 sqft · MultiFamily public records · 16 Days on market

Built 1945 0.45 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 6 units. estimate disagrees with records

Listing remarks MLS

Three duplexes - Six Units - Each are 2/1. Fully Rented. Fully Renovated in 2025. New Roofs, Windows, HVAC, Appliances, Flooring, Paint, electric, fixtures, etc. Excellent return for an investor looking for a turn key property. Professional management available, but currently self managed. Properties have no deferred maintenance. Properties will be shown during due diligence only. We don't want to bother 6 tenants for showings unless it's a serious, qualified buyer. These units are in excellent condition and priced to move quickly.

Key facts

• Fully renovated
• New roofs
• New hvac

Tags

• FULLY RENOVATED
• NEW ROOFS
• NEW WINDOWS
• NEW HVAC
• NEW APPLIANCES
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $480k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $420/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $480k).
• Recommended offer: $473k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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).
• At $6,795/mo this rent would consume 271% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 $134k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• 3 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $472,701 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.50%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.72×
• Total profit: $96,676
• Equity at exit: $71,555

10-year hold

• IRR: 27.2%
• Equity multiple: 3.61×
• Total profit: $350,624
• Equity at exit: $41,493

Cash invested: $134,372 (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: 35.3×

Monthly cashflow live

• Estimated rent: $6,795 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,427
• Net cashflow: $2,519

Break-even live

Break-even rent $3,606

Max offer price $479,900

Occupancy floor 58%

Sensitivity live

Price	-10% $2,791	-5% $2,655	+0% $2,519	+5% $2,384	+10% $2,248
Rent	-10% $1,983	-5% $2,251	+0% $2,519	+5% $2,788	+10% $3,056
Rate	-1.0pp $2,761	-0.5pp $2,642	base $2,519	+0.5pp $2,395	+1.0pp $2,269

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$6,792
Total (6 units)			$6,795

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	0.28mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	44d	1	0.32mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	44d	1	0.46mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	14d	1	0.48mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.52mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.63mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.74mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.75mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.85mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	0.96mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.99mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	1.17mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	1.28mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	1.29mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	1.34mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	1.34mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	1.38mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	44d	1	1.44mi

Listing history 10 events

1. 2026-02-13
   soldstatus $455,000 Sold 538-char remark

   Show marketing remark (538 chars)

   Three duplexes - Six Units - Each are 2/1. Fully Rented. Fully Renovated in 2025. New Roofs, Windows, HVAC, Appliances, Flooring, Paint, electric, fixtures, etc. Excellent return for an investor looking for a turn key property. Professional management available, but currently self managed. Properties have no deferred maintenance. Properties will be shown during due diligence only. We don't want to bother 6 tenants for showings unless it's a serious, qualified buyer. These units are in excellent condition and priced to move quickly.

2. 2025-11-09
   status Under Contract 538-char remark

   Show marketing remark (538 chars)

   Three duplexes - Six Units - Each are 2/1. Fully Rented. Fully Renovated in 2025. New Roofs, Windows, HVAC, Appliances, Flooring, Paint, electric, fixtures, etc. Excellent return for an investor looking for a turn key property. Professional management available, but currently self managed. Properties have no deferred maintenance. Properties will be shown during due diligence only. We don't want to bother 6 tenants for showings unless it's a serious, qualified buyer. These units are in excellent condition and priced to move quickly.

3. 2025-11-09
   status Pending

   Show marketing remark (538 chars)

   Three duplexes - Six Units - Each are 2/1. Fully Rented. Fully Renovated in 2025. New Roofs, Windows, HVAC, Appliances, Flooring, Paint, electric, fixtures, etc. Excellent return for an investor looking for a turn key property. Professional management available, but currently self managed. Properties have no deferred maintenance. Properties will be shown during due diligence only. We don't want to bother 6 tenants for showings unless it's a serious, qualified buyer. These units are in excellent condition and priced to move quickly.

4. 2025-10-21
   listed $479,900 New 538-char remark

   Show marketing remark (538 chars)

   Three duplexes - Six Units - Each are 2/1. Fully Rented. Fully Renovated in 2025. New Roofs, Windows, HVAC, Appliances, Flooring, Paint, electric, fixtures, etc. Excellent return for an investor looking for a turn key property. Professional management available, but currently self managed. Properties have no deferred maintenance. Properties will be shown during due diligence only. We don't want to bother 6 tenants for showings unless it's a serious, qualified buyer. These units are in excellent condition and priced to move quickly.

5. 2025-10-21
   listed $479,900 Active

   Show marketing remark (538 chars)

   Three duplexes - Six Units - Each are 2/1. Fully Rented. Fully Renovated in 2025. New Roofs, Windows, HVAC, Appliances, Flooring, Paint, electric, fixtures, etc. Excellent return for an investor looking for a turn key property. Professional management available, but currently self managed. Properties have no deferred maintenance. Properties will be shown during due diligence only. We don't want to bother 6 tenants for showings unless it's a serious, qualified buyer. These units are in excellent condition and priced to move quickly.

6. 2025-07-26
   historical $875
7. 2025-07-21
   listed $875
8. 2024-06-11
   soldstatus $55,000
9. 2007-07-24
   soldstatus $30,000
10. 1998-10-29
    soldstatus $27,000

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $4,415 · $368/mo
• Expected delta: +$2,831/yr (+$236/mo · 178.8%)

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $81,540
• − Mortgage interest: −$26,882
• − Property taxes: −$1,584
• − Insurance: −$2,400
• − Repairs & maintenance: −$6,523
• − Management: −$6,523
• − Depreciation: −$13,961
• Taxable income: $23,668
• Est. tax owed @ 24.0%: −$5,680
• After-tax cash flow: $24,553/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): 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

+1585.2% since first listed

10 events — show timeline

• 2026-02-13 Sold (MLS) $455,000 GAMLS
• 2025-11-09 Pending — GAMLS
• 2025-11-09 Pending — FMLS
• 2025-10-21 Listed $479,900 FMLS
• 2025-10-21 Listed $479,900 GAMLS
• 2025-07-26 Rental Removed $875 ZUMPER1
• 2025-07-21 Listed for Rent $875 ZUMPER1
• 2024-06-11 Sold (Public Records) $55,000 Public Records
• 2007-07-24 Sold (Public Records) $30,000 Public Records
• 1998-10-29 Sold (Public Records) $27,000 Public Records

Property tax history

+23.3%/yr

Latest (2025): $1,584 · +0.8% YoY. Source: county tax records.