730 Villa Esta Ave · Macon-Bibb County, GA 31206

$50,200

2 bd · 1.0 ba · 961 sqft · SingleFamily public records · 55 Days on market

Built 1947 8,712 sqft lot $52/sqft · 19% above area Est $42k · 19% over

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Why this score? — see what drove the C 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
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with strong upside potential! This 2-bedroom, 1-bath home offers approximately 961 square feet and sits on a level lot, presenting an opportunity for renovation or redevelopment. Property is in need of repairs and is being sold as-is. Ideal for investors, contractors, or buyers looking to take on a full renovation project. With the right vision and improvements, this property has the potential to add value and contribute to the surrounding area. Conveniently located with access to major roadways, shopping, and dining. Bring your contractor and explore the possibilities.

Key facts

• 8,712 sq ft lot
• Built 1947
• Listed 54 days

Property features AI

Finance

• Other: Property condition: fixer; Lot size approximately 0.2 acre; Subdivision: Lynmore Mikado; Listing broker: Watkins Real Estate Associates
• Financial info: Listing terms include cash and other
• HOA & community: No homeowners association; No association fees

Exterior

• Parking: Open parking; Parking pad; Side/rear entrance
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family house; Residential property; Built in 1947; One story
• Construction: Vinyl siding construction; Composition roof; Built in 1947
• Exterior features: Level lot; Other lot features; Composition roof; Vinyl siding

Interior

• Kitchen: No appliances included
• Bedrooms: Two bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: One-level living; No basement; No fireplaces; Other interior features
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $50k).
• Recommended offer: $49k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 5.5% 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 C — 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: Bruce Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 434 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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 fast (+5.0%/yr); 209 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $347 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 + 5.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $16k; list at $50k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $48,694 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.94% ✓
• Cap rate: 17.00%
• Cash-on-cash: 38.23%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (median comp): $42,148
• List price: $50,200
• Delta: 19.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
562 Richmond St	0.39mi	2/1.0	972 (+1%)	6mo	$15,000	$15	75
826 W Grenada Ter	0.19mi	2/1.0	1,075 (+12%)	4mo	$35,000	$33	68
1071 Sylvian Dr	0.34mi	3/1.0 (+1)	1,001 (+4%)	9mo	$53,000	$53	64
1118 N Beddingfield Dr	0.42mi	3/1.0 (+1)	988 (+3%)	10mo	$62,500	$63	62
569 Grenada Ter	0.35mi	2/1.0	832 (-13%)	2mo	$43,000	$52	60
534 Lynmore Ave	0.39mi	2/1.0	864 (-10%)	10mo	$55,000	$64	57
3366 Pio Nono Cir	0.72mi	3/1.0 (+1)	962 (+0%)	8mo	$106,000	$110	55
3366 Pio Nono Cir	0.72mi	3/1.0 (+1)	962 (+0%)	8mo	$106,000	$110	55
3441 Antioch Hts	0.58mi	3/2.0 (+1)	897 (-7%)	2mo	$75,000	$84	52
524 Ormond Ter	0.39mi	2/1.0	820 (-15%)	9mo	$33,000	$40	50
1151 N Beddingfield Dr	0.48mi	3/1.0 (+1)	1,080 (+12%)	9mo	$125,000	$116	44
3229 Harrel St	0.48mi	3/2.5 (+1)	1,064 (+11%)	8mo	$6,200	$6	42

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: 36.5%
• Equity multiple: 2.59×
• Total profit: $22,411
• Equity at exit: $7,485

10-year hold

• IRR: 44.2%
• Equity multiple: 5.62×
• Total profit: $64,895
• Equity at exit: $4,340

Cash invested: $14,056 (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: 209
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $972 high
• Mortgage (P&I): −$263
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $448

Break-even live

Break-even rent $405

Max offer price $50,200

Occupancy floor 49%

Sensitivity live

Price	-10% $476	-5% $462	+0% $448	+5% $434	+10% $419
Rent	-10% $371	-5% $409	+0% $448	+5% $486	+10% $525
Rate	-1.0pp $473	-0.5pp $461	base $448	+0.5pp $435	+1.0pp $422

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: $12,550
• Closing costs: $1,506
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	45d	1	0.31mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	45d	1	0.37mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	45d	1	0.41mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	45d	1	0.41mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	15d	1	0.57mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	45d	1	0.62mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	45d	1	0.62mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	45d	1	0.66mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	15d	1	0.68mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	45d	1	0.76mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	45d	1	0.78mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	45d	1	0.80mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	15d	1	0.88mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	15d	1	0.98mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	45d	1	0.99mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	22d	1	1.02mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	45d	1	1.04mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	1.04mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	45d	1	1.04mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	45d	1	1.07mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	45d	1	1.12mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	45d	1	1.14mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	22d	1	1.15mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	45d	1	1.24mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	22d	1	1.24mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	22d	1	1.40mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	45d	1	1.40mi

Listing history 31 events

1. 2026-06-21
   days on market $50,200 Active 55 DOM
2. 2026-06-19
   days on market $50,200 Active 53 DOM
3. 2026-06-18
   days on market $50,200 Active 52 DOM
4. 2026-06-17
   days on market $50,200 Active 51 DOM
5. 2026-06-16
   days on market $50,200 Active 50 DOM
6. 2026-06-15
   days on market $50,200 Active 49 DOM
7. 2026-06-14
   days on market $50,200 Active 47 DOM
8. 2026-06-13
   days on market $50,200 Active 46 DOM
9. 2026-06-10
   days on market $50,200 Active 44 DOM
10. 2026-06-09
    days on market $50,200 Active 43 DOM
11. 2026-06-09
    days on market $50,200 Active 42 DOM
12. 2026-06-07
    days on market $50,200 Active 41 DOM
13. 2026-06-03
    days on market $50,200 Active 37 DOM
14. 2026-06-02
    days on market $50,200 Active 36 DOM
15. 2026-06-01
    days on market $50,200 Active 35 DOM
16. 2026-05-31
    days on market $50,200 Active 34 DOM
17. 2026-05-30
    days on market $50,200 Active 33 DOM
18. 2026-04-28
    listed $50,200 New 599-char remark
19. 2026-04-28
    historical $50,200 599-char remark
20. 2026-01-31
    historical
21. 2025-06-13
    historical
22. 2025-05-12
    listed $57,000 New
23. 2025-05-12
    listed $57,000 New
24. 2025-04-30
    historical
25. 2025-04-18
    status Back On Market
26. 2025-04-04
    status Under Contract
27. 2025-01-14
    listed $110,000 New
28. 2004-06-11
    soldstatus $16,000
29. 2003-09-02
    soldstatus $45,000
30. 2001-04-16
    soldstatus $57,000
31. 2000-12-22
    soldstatus $35,000

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $462 · $38/mo
• Expected delta: +$34/yr (+$3/mo · 8.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $11,661
• − Mortgage interest: −$2,812
• − Property taxes: −$428
• − Insurance: −$251
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$1,460
• Taxable income: $4,844
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $4,211/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

+43.4% since first listed

14 events — show timeline

• 2026-04-28 Listed $50,200 GAMLS
• 2026-04-28 Coming Soon $50,200 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-06-13 Listing Removed — GAMLS
• 2025-05-12 Listed $57,000 GAMLS
• 2025-05-12 Listed $57,000 GAMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-04-18 Relisted — GAMLS
• 2025-04-04 Pending — GAMLS
• 2025-01-14 Listed $110,000 GAMLS
• 2004-06-11 Sold (Public Records) $16,000 Public Records
• 2003-09-02 Sold (Public Records) $45,000 Public Records
• 2001-04-16 Sold (Public Records) $57,000 Public Records
• 2000-12-22 Sold (Public Records) $35,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $428 · +3.5% YoY. Source: county tax records.