310 Jones Ave · Macon-Bibb County, GA 31217

$50,000

3 bd · 1.0 ba · 1,571 sqft · SingleFamily public records · 26 Days on market

Built 1900 7,840 sqft lot Est $42k · 18% over

---

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
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Historic home located in historic district. A little sweat equity and this charming home can be brought back to life. Bring all offers. NO SELLER DISCLOSURES.

Key facts

• 7,840 sq ft lot
• Built 1900
• Listed 25 days

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One-level home
• Construction: Brick construction; Shingle roof; Property listed in fixer condition
• Exterior features: Asphalt road frontage on a city street; Directions: Please use GPS

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Other heating; Other cooling
• Interior features: No shared/common walls; Partial basement; Other interior features
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.0% 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: Burdell Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 442 students, 100% FRL); 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 fast (+10.8%/yr); 122 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $2k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 2.64% ✓
• Cap rate: 23.03%
• Cash-on-cash: 59.79%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $42,417
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
795 Peachtree St	0.18mi	3/1.0	1,477 (-6%)	12mo	$33,000	$22	72
630 Saint John St	0.31mi	3/1.0	1,588 (+1%)	22mo	$80,000	$50	66
436 Woolfolk St	0.51mi	3/1.0	1,620 (+3%)	11mo	$43,000	$27	62
463 Fort Hill St	0.22mi	2/2.0 (-1)	1,408 (-10%)	14mo	$62,500	$44	52
747 Bowman St	0.66mi	3/2.0	1,524 (-3%)	9mo	$134,000	$88	52
894 Maynard St	0.65mi	3/1.0	1,548 (-2%)	19mo	$29,000	$19	51
490 Hall St	0.68mi	4/2.0 (+1)	1,596 (+2%)	19mo	$75,000	$47	41
328 Woolfolk St	0.61mi	3/1.0	1,340 (-15%)	13mo	$20,000	$15	36
982 Smith St	0.73mi	2/2.0 (-1)	1,728 (+10%)	16mo	$45,000	$26	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 70.7%
• Equity multiple: 5.36×
• Total profit: $61,002
• Equity at exit: $26,268

10-year hold

• IRR: 70.9%
• Equity multiple: 12.70×
• Total profit: $163,770
• Equity at exit: $43,712

Cash invested: $14,000 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$262
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $698

Break-even live

Break-even rent $436

Max offer price $50,000

Occupancy floor 42%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	0.24mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.64mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	0.64mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.65mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	43d	1	0.70mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.91mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	43d	1	0.95mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	0.98mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	1.05mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	1.10mi
870 Laurel Ave Macon, GA	3.0	2.0	2205	$1,300	$0.59	43d	1	1.10mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	21d	1	1.13mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	1.15mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.15mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	43d	1	1.19mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	13d	1	1.20mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	43d	1	1.22mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	1.22mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	43d	1	1.23mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	1.30mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	1.30mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.30mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	1.37mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	13d	4	1.47mi

Listing history 17 events

1. 2026-06-19
   days on market $50,000 Active 26 DOM
2. 2026-06-18
   days on market $50,000 Active 25 DOM
3. 2026-06-17
   days on market $50,000 Active 24 DOM
4. 2026-06-16
   days on market $50,000 Active 23 DOM
5. 2026-06-15
   days on market $50,000 Active 22 DOM
6. 2026-06-14
   days on market $50,000 Active 20 DOM
7. 2026-06-13
   days on market $50,000 Active 19 DOM
8. 2026-06-10
   days on market $50,000 Active 17 DOM
9. 2026-06-09
   days on market $50,000 Active 16 DOM
10. 2026-06-08
    days on market $50,000 Active 15 DOM
11. 2026-06-07
    days on market $50,000 Active 14 DOM
12. 2026-06-03
    days on market $50,000 Active 10 DOM
13. 2026-06-02
    days on market $50,000 Active 9 DOM
14. 2026-06-01
    days on market $50,000 Active 8 DOM
15. 2026-05-31
    days on market $50,000 Active 7 DOM
16. 2026-05-30
    days on market $50,000 Active 6 DOM
17. 2026-05-22
    listed $50,000 Active

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $741 · $62/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,833
• − Mortgage interest: −$2,801
• − Property taxes: −$741
• − Insurance: −$250
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$1,455
• Taxable income: $8,054
• Est. tax owed @ 24.0%: −$1,933
• After-tax cash flow: $6,438/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

1 event — show timeline

• 2026-05-22 Listed $50,000 FMLS

Property tax history

+13.2%/yr

Latest (2025): $741 · +14.3% YoY. Source: county tax records.