1638 Burton Ave · Macon-Bibb County, GA 31204

$100,000

4 bd · 1.5 ba · 1,504 sqft · SingleFamily public records · 252 Days on market

Built 1950 8,712 sqft lot $66/sqft · 44% above area Est $69k · 44% over

---

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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +3.7/5.0
• 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 MLS

In the city of Macon by Mercer University here is a your forever home or investment property. This home has allot to offer with glistering views from the kitchen and living room. Central Air has been recently replaced as well. The lot is adjoined with 1583 Dexter Ave with a total of .65 lot space combined. 2 lots for the price of one! Feel free to reach out with any questions.

Key facts

• 2 lots
• Central air
• 8,712 sq ft lot

Tags

• CENTRAL AIR
• 2 LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 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.
• Market conditions: Rents rising fast (+4.6%/yr); 255 active listings in the ZIP; 26 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 41% of the median local income ($39k/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 $691 of loan paydown is wiped out by about $3k 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 + 4.6% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $100k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1950 — 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: 1.32% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.96%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (median comp): $69,211
• List price: $100,000
• Delta: 44.49%
• 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
1529 Burton Ave	0.21mi	3/2.0 (-1)	1,528 (+2%)	7mo	$150,000	$98	74
3293 Arnwood Ave	0.57mi	3/2.0 (-1)	1,497 (-0%)	4mo	$165,000	$110	62
1431 Bailey Ave	0.60mi	4/2.0	1,507 (+0%)	14mo	$90,599	$60	58
1511 Berkner Ave	0.33mi	4/2.0	1,700 (+13%)	4mo	$9,500	$6	58
3207 Seminole Ave	0.19mi	4/1.0	1,328 (-12%)	16mo	$85,000	$64	56
1340 Tonedale Ct	0.41mi	3/2.0 (-1)	1,451 (-4%)	14mo	$155,000	$107	56
2960 Churchill St	0.72mi	4/2.0	1,608 (+7%)	1mo	$70,000	$44	52
1331 Radio Dr	0.55mi	3/2.0 (-1)	1,420 (-6%)	12mo	$101,500	$71	48
1347 Tonedale Ct	0.43mi	3/2.0 (-1)	1,285 (-15%)	6mo	$134,000	$104	44
1296 Burton Ave	0.61mi	3/1.0 (-1)	1,376 (-8%)	10mo	$62,500	$45	42
1305 Edna Pl	0.67mi	3/1.0 (-1)	1,310 (-13%)	7mo	$65,000	$50	34
1206 Radio Dr	0.69mi	3/1.0 (-1)	1,284 (-15%)	19mo	$50,000	$39	21

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.40×
• Total profit: $11,159
• Equity at exit: $14,910

10-year hold

• IRR: 20.3%
• Equity multiple: 2.83×
• Total profit: $51,333
• Equity at exit: $8,646

Cash invested: $28,000 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$524
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $396

Break-even live

Break-even rent $817

Max offer price $100,000

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.04mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	21d	1	0.20mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	0.20mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	21d	1	0.33mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	21d	1	0.48mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.75mi
3713 Greenbriar Rd E Macon, GA	3.0	2.0	1600	$1,250	$0.78	44d	1	0.82mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.85mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.85mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	44d	1	0.89mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.91mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	44d	1	0.98mi
1221 Brentwood Ave Macon, GA	5.0	2.0	2026	$1,399	$0.69	44d	1	1.02mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	44d	1	1.02mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	44d	1	1.03mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	44d	1	1.05mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	44d	1	1.10mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.20mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	21d	1	1.21mi
2697 Napier Ave Macon, GA	4.0	1.0	1550	$895	$0.58	21d	1	1.23mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	44d	1	1.27mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	21d	1	1.27mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	44d	1	1.28mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	44d	1	1.31mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.36mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	21d	1	1.42mi

Listing history 29 events

1. 2026-06-19
   days on market $100,000 Active 252 DOM
2. 2026-06-18
   days on market $100,000 Active 251 DOM
3. 2026-06-17
   days on market $100,000 Active 250 DOM
4. 2026-06-16
   days on market $100,000 Active 249 DOM
5. 2026-06-15
   days on market $100,000 Active 248 DOM
6. 2026-06-14
   days on market $100,000 Active 246 DOM
7. 2026-06-13
   days on market $100,000 Active 245 DOM
8. 2026-06-10
   days on market $100,000 Active 243 DOM
9. 2026-06-09
   days on market $100,000 Active 242 DOM
10. 2026-06-09
    days on market $100,000 Active 241 DOM
11. 2026-06-07
    days on market $100,000 Active 240 DOM
12. 2026-06-03
    days on market $100,000 Active 236 DOM
13. 2026-06-02
    days on market $100,000 Active 235 DOM
14. 2026-06-01
    days on market $100,000 Active 234 DOM
15. 2026-05-31
    days on market $100,000 Active 233 DOM
16. 2026-05-30
    days on market $100,000 Active 232 DOM
17. 2026-05-09
    price $100,000 379-char remark

    Show marketing remark (379 chars)

    In the city of Macon by Mercer University here is a your forever home or investment property. This home has allot to offer with glistering views from the kitchen and living room. Central Air has been recently replaced as well. The lot is adjoined with 1583 Dexter Ave with a total of .65 lot space combined. 2 lots for the price of one! Feel free to reach out with any questions.

18. 2026-05-09
    price $100,000 379-char remark

    Show marketing remark (379 chars)

    In the city of Macon by Mercer University here is a your forever home or investment property. This home has allot to offer with glistering views from the kitchen and living room. Central Air has been recently replaced as well. The lot is adjoined with 1583 Dexter Ave with a total of .65 lot space combined. 2 lots for the price of one! Feel free to reach out with any questions.

19. 2026-03-12
    price $115,000 379-char remark

    Show marketing remark (379 chars)

    In the city of Macon by Mercer University here is a your forever home or investment property. This home has allot to offer with glistering views from the kitchen and living room. Central Air has been recently replaced as well. The lot is adjoined with 1583 Dexter Ave with a total of .65 lot space combined. 2 lots for the price of one! Feel free to reach out with any questions.

20. 2026-03-09
    price $115,000 379-char remark

    Show marketing remark (379 chars)

    In the city of Macon by Mercer University here is a your forever home or investment property. This home has allot to offer with glistering views from the kitchen and living room. Central Air has been recently replaced as well. The lot is adjoined with 1583 Dexter Ave with a total of .65 lot space combined. 2 lots for the price of one! Feel free to reach out with any questions.

21. 2025-12-04
    price $125,000 379-char remark

    Show marketing remark (379 chars)

    In the city of Macon by Mercer University here is a your forever home or investment property. This home has allot to offer with glistering views from the kitchen and living room. Central Air has been recently replaced as well. The lot is adjoined with 1583 Dexter Ave with a total of .65 lot space combined. 2 lots for the price of one! Feel free to reach out with any questions.

22. 2025-12-04
    price $125,000 379-char remark

    Show marketing remark (379 chars)

    In the city of Macon by Mercer University here is a your forever home or investment property. This home has allot to offer with glistering views from the kitchen and living room. Central Air has been recently replaced as well. The lot is adjoined with 1583 Dexter Ave with a total of .65 lot space combined. 2 lots for the price of one! Feel free to reach out with any questions.

23. 2025-10-10
    listed $135,000 New 379-char remark

    Show marketing remark (379 chars)

    In the city of Macon by Mercer University here is a your forever home or investment property. This home has allot to offer with glistering views from the kitchen and living room. Central Air has been recently replaced as well. The lot is adjoined with 1583 Dexter Ave with a total of .65 lot space combined. 2 lots for the price of one! Feel free to reach out with any questions.

24. 2025-10-10
    listed $135,000 Active 379-char remark

    Show marketing remark (379 chars)

    In the city of Macon by Mercer University here is a your forever home or investment property. This home has allot to offer with glistering views from the kitchen and living room. Central Air has been recently replaced as well. The lot is adjoined with 1583 Dexter Ave with a total of .65 lot space combined. 2 lots for the price of one! Feel free to reach out with any questions.

25. 2019-11-25
    soldstatus $27,500
26. 2019-11-22
    soldstatus $27,500
27. 2019-11-22
    soldstatus $27,500
28. 2019-10-07
    listed $30,000
29. 2018-11-27
    listed $30,000

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $951 · $79/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $15,813
• − Mortgage interest: −$5,602
• − Property taxes: −$951
• − Insurance: −$500
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,909
• Taxable income: $3,321
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $3,951/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

+233.3% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $100,000 FMLS
• 2026-05-09 Price Changed $100,000 GAMLS
• 2026-03-12 Price Changed $115,000 FMLS
• 2026-03-09 Price Changed $115,000 GAMLS
• 2025-12-04 Price Changed $125,000 FMLS
• 2025-12-04 Price Changed $125,000 GAMLS
• 2025-10-10 Listed $135,000 FMLS
• 2025-10-10 Listed $135,000 GAMLS
• 2019-11-25 Sold (Public Records) $27,500 Public Records
• 2019-11-22 Sold (MLS) $27,500 MGMLS
• 2019-11-22 Sold (MLS) $27,500 GAMLS
• 2019-10-07 Listed $30,000 GAMLS
• 2018-11-27 Listed $30,000 MGMLS

Property tax history

+10.3%/yr

Latest (2025): $951 · +20.7% YoY. Source: county tax records.