335 Lincoln Ave · Macon-Bibb County, GA 31201

$119,900

5 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 8 Days on market

Built 1950 4,791 sqft lot ↓ 17% since listing

---

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 +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated 5 bedroom, 3 bathroom home located just minutes from Mercer University and Downtown Macon. This move in ready property features an open concept layout, updated flooring, recessed lighting, and modern finishes throughout. The flexible floorplan makes this home a great opportunity for first time homebuyers, owner occupants needing additional space, or investors looking for rental potential near Mercer University. With five bedrooms and three full bathrooms, the layout offers excellent options for roommate style living, guest space, or a growing household. The updated kitchen features butcher block countertops, black cabinetry, open shelving, and views to the main living area, creating a clean modern feel perfect for entertaining. Exterior highlights include fresh landscaping, covered front porch, modern curb appeal, and off street parking. Conveniently located near downtown restaurants, shopping, entertainment, parks, and interstate access. Move in ready and priced to sell.

Key facts

• Modern finishes
• Updated flooring
• Recessed lighting

Tags

• OPEN CONCEPT LAYOUT
• UPDATED FLOORING
• RECESSED LIGHTING
• MODERN FINISHES
• FLEXIBLE FLOORPLAN
• BUTCHER BLOCK COUNTERTOPS

Property features AI

Finance

• Other: Approximately 1,632 square feet (public records)
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House; One level
• Construction: Built in 1950; Wood siding; Composition roof
• Exterior features: Updated/remodeled condition; City lot; Level lot; Sidewalks

Interior

• Kitchen: Oven
• Bedrooms: 5 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms on the main level
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Tile bath; Separate shower; Roommate plan; Crawl space basement; Family room and great room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 11.2% 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.
• Zoned schools: Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 75 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• At $1,649/mo this rent would consume 67% of the median local household income ($29k/yr) (locally 1124% 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 $829 of loan paydown is wiped out by about $4k 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 + 3.1% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $119,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $60,750
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
378 Grant Ave	0.09mi	4/2.5 (-1)	1,456 (+8%)	22mo	$65,000	$45	54
260 Ryals Ave	0.66mi	4/2.0 (-1)	1,368 (+1%)	6mo	$110,000	$80	53
191 Forest Ave	0.23mi	4/2.0 (-1)	1,514 (+12%)	22mo	$20,500	$14	41

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $12,107
• Equity at exit: $17,877

10-year hold

• IRR: 18.4%
• Equity multiple: 2.54×
• Total profit: $51,704
• Equity at exit: $10,367

Cash invested: $33,572 (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 31201

• Rents YoY: 3.1%
• Active inventory: 75
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $492

Break-even live

Break-even rent $1,026

Max offer price $119,900

Occupancy floor 65%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	43d	1	1.31mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	20d	1	1.35mi

Listing history 15 events

1. 2026-05-18
   listed $119,900 Active 1007-char remark

   Show marketing remark (1007 chars)

   Completely renovated 5 bedroom, 3 bathroom home located just minutes from Mercer University and Downtown Macon. This move in ready property features an open concept layout, updated flooring, recessed lighting, and modern finishes throughout. The flexible floorplan makes this home a great opportunity for first time homebuyers, owner occupants needing additional space, or investors looking for rental potential near Mercer University. With five bedrooms and three full bathrooms, the layout offers excellent options for roommate style living, guest space, or a growing household. The updated kitchen features butcher block countertops, black cabinetry, open shelving, and views to the main living area, creating a clean modern feel perfect for entertaining. Exterior highlights include fresh landscaping, covered front porch, modern curb appeal, and off street parking. Conveniently located near downtown restaurants, shopping, entertainment, parks, and interstate access. Move in ready and priced to sell.

2. 2026-05-18
   listed $119,900 New

   Show marketing remark (1007 chars)

   Completely renovated 5 bedroom, 3 bathroom home located just minutes from Mercer University and Downtown Macon. This move in ready property features an open concept layout, updated flooring, recessed lighting, and modern finishes throughout. The flexible floorplan makes this home a great opportunity for first time homebuyers, owner occupants needing additional space, or investors looking for rental potential near Mercer University. With five bedrooms and three full bathrooms, the layout offers excellent options for roommate style living, guest space, or a growing household. The updated kitchen features butcher block countertops, black cabinetry, open shelving, and views to the main living area, creating a clean modern feel perfect for entertaining. Exterior highlights include fresh landscaping, covered front porch, modern curb appeal, and off street parking. Conveniently located near downtown restaurants, shopping, entertainment, parks, and interstate access. Move in ready and priced to sell.

3. 2026-04-10
   historical
4. 2026-02-22
   price $114,900
5. 2026-02-22
   price $114,900
6. 2026-02-22
   price $114,900
7. 2026-02-11
   status Back On Market
8. 2026-02-09
   status Under Contract
9. 2026-01-08
   price $129,900
10. 2026-01-08
    price $129,900
11. 2026-01-08
    price $129,900
12. 2025-12-02
    price $139,000
13. 2025-12-02
    price $139,000
14. 2025-12-02
    price $139,000
15. 2025-10-29
    listed $145,000 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: $1,581 · $132/mo
• Projected year-2 tax: $1,581 · $132/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 · 18 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: $19,785
• − Mortgage interest: −$6,716
• − Property taxes: −$1,581
• − Insurance: −$600
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$3,488
• Taxable income: $4,235
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $4,888/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): 7,891
• Household income: $29,420
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 1124.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 31% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -142.32%
• Current HPI: 100.04
• Rent YoY: ▲ 3.11%
• 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

-17.3% since first listed

15 events — show timeline

• 2026-05-18 Listed $119,900 GAMLS
• 2026-05-18 Listed $119,900 CBOR
• 2026-04-10 Listing Removed — GAMLS
• 2026-02-22 Price Changed $114,900 CGMLS
• 2026-02-22 Price Changed $114,900 MGMLS
• 2026-02-22 Price Changed $114,900 GAMLS
• 2026-02-11 Relisted — GAMLS
• 2026-02-09 Pending — GAMLS
• 2026-01-08 Price Changed $129,900 CGMLS
• 2026-01-08 Price Changed $129,900 MGMLS
• 2026-01-08 Price Changed $129,900 GAMLS
• 2025-12-02 Price Changed $139,000 CGMLS
• 2025-12-02 Price Changed $139,000 MGMLS
• 2025-12-02 Price Changed $139,000 GAMLS
• 2025-10-29 Listed $145,000 GAMLS

Property tax history

+14.8%/yr

Latest (2025): $1,581 · -3.1% YoY. Source: county tax records.