1059 Fort Hill St · Macon-Bibb County, GA 31217

$50,000

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 289 Days on market

Built 1997 4,356 sqft lot $48/sqft · 35% above area Est $37k · 35% over

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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
• 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 MLS

Excellent house for an investor. SOLD AS IS. It features 2/1, electricity is on. The house is boarded for security reasons. The roof is less than 15 years old, the AC is 12 year old and the water heater is 6 years old. CASH ONLY. NO BLIND OFFERS. PLEASE.

Key facts

• Ac 12 year old
• 4,356 sq ft lot
• Built 1997

Tags

• ROOF LESS THAN 15 YEARS OLD
• AC 12 YEAR OLD
• WATER HEATER 6 YEARS OLD

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 $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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); 123 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• 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 289 days — a 12% lower offer ($44k) 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.
• Current owner paid $30k; list at $50k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.96% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.94%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $37,097
• List price: $50,000
• Delta: 34.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1040 Chestney St	0.17mi	2/2.0	1,040 (-1%)	10mo	$83,000	$80	78
1146 Maynard St	0.11mi	3/1.0 (+1)	1,033 (-2%)	13mo	$27,000	$26	76
1204 Norris St	0.23mi	3/2.0 (+1)	1,075 (+2%)	6mo	$67,000	$62	72
1168 Clinton Rd	0.42mi	3/1.0 (+1)	1,036 (-2%)	10mo	$15,000	$14	64
1244 Hall St	0.52mi	2/1.0	988 (-6%)	3mo	$19,000	$19	63
1263 Highland Ave	0.51mi	2/1.0	896 (-15%)	3mo	$130,000	$145	49
1049 Boulevard	0.69mi	2/2.0	1,170 (+11%)	2mo	$135,000	$115	44
575 Cowan St	0.30mi	3/2.0 (+1)	1,208 (+15%)	10mo	$68,900	$57	44
1251 Boone St	0.63mi	3/2.0 (+1)	1,208 (+15%)	19mo	$115,000	$95	21

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: 49.5%
• Equity multiple: 4.07×
• Total profit: $42,965
• Equity at exit: $26,268

10-year hold

• IRR: 50.2%
• Equity multiple: 9.50×
• Total profit: $118,974
• 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: 123
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$262
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $443

Break-even live

Break-even rent $421

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $471	-5% $457	+0% $443	+5% $428	+10% $414
Rent	-10% $365	-5% $404	+0% $443	+5% $481	+10% $520
Rate	-1.0pp $468	-0.5pp $455	base $443	+0.5pp $430	+1.0pp $416

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	22d	1	0.42mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	22d	1	0.43mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	45d	1	0.45mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	22d	1	0.45mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	15d	1	0.49mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	45d	1	0.56mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	45d	1	0.58mi
1108 Boulevard Unit 4 Macon, GA	1.0	1.0	918	$1,045	$1.14	22d	1	0.59mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	45d	1	0.60mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	15d	1	0.64mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	15d	1	0.64mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	46d	1	0.78mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$800	$0.84	15d	1	0.92mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	45d	1	0.95mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	15d	1	0.98mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	15d	1	0.98mi
1895 Clinton Rd Unit C-517 Macon, GA	1.0	1.0	762	$855	$1.12	45d	1	1.01mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	22d	1	1.10mi
1973 Wood Valley Rd Macon, GA	1.0	1.0	900	$875	$0.97	45d	1	1.19mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	15d	1	1.43mi
955 Walnut St Unit B Macon, GA	2.0	1.0	840	$1,075	$1.28	45d	1	1.44mi
888 Walnut Street Ln Macon, GA	1.0	1.0	765	$925	$1.21	45d	1	1.49mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	22d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $50,000 Active 289 DOM
2. 2026-06-19
   days on market $50,000 Active 287 DOM
3. 2026-06-18
   days on market $50,000 Active 286 DOM
4. 2026-06-17
   days on market $50,000 Active 285 DOM
5. 2026-06-16
   days on market $50,000 Active 284 DOM
6. 2026-06-15
   days on market $50,000 Active 283 DOM
7. 2026-06-14
   days on market $50,000 Active 281 DOM
8. 2026-06-13
   days on market $50,000 Active 280 DOM
9. 2026-06-10
   days on market $50,000 Active 278 DOM
10. 2026-06-09
    days on market $50,000 Active 277 DOM
11. 2026-06-09
    days on market $50,000 Active 276 DOM
12. 2026-06-07
    days on market $50,000 Active 275 DOM
13. 2026-06-03
    days on market $50,000 Active 271 DOM
14. 2026-06-02
    days on market $50,000 Active 270 DOM
15. 2026-06-01
    days on market $50,000 Active 269 DOM
16. 2026-05-31
    days on market $50,000 Active 268 DOM
17. 2026-05-30
    days on market $50,000 Active 267 DOM
18. 2026-02-06
    status Active 254-char remark

    Show marketing remark (254 chars)

    Excellent house for an investor. SOLD AS IS. It features 2/1, electricity is on. The house is boarded for security reasons. The roof is less than 15 years old, the AC is 12 year old and the water heater is 6 years old. CASH ONLY. NO BLIND OFFERS. PLEASE.

19. 2026-01-01
    historical 254-char remark

    Show marketing remark (254 chars)

    Excellent house for an investor. SOLD AS IS. It features 2/1, electricity is on. The house is boarded for security reasons. The roof is less than 15 years old, the AC is 12 year old and the water heater is 6 years old. CASH ONLY. NO BLIND OFFERS. PLEASE.

20. 2025-11-03
    status Active 254-char remark

    Show marketing remark (254 chars)

    Excellent house for an investor. SOLD AS IS. It features 2/1, electricity is on. The house is boarded for security reasons. The roof is less than 15 years old, the AC is 12 year old and the water heater is 6 years old. CASH ONLY. NO BLIND OFFERS. PLEASE.

21. 2025-10-27
    historical Active Under Contract 254-char remark

    Show marketing remark (254 chars)

    Excellent house for an investor. SOLD AS IS. It features 2/1, electricity is on. The house is boarded for security reasons. The roof is less than 15 years old, the AC is 12 year old and the water heater is 6 years old. CASH ONLY. NO BLIND OFFERS. PLEASE.

22. 2025-08-01
    listed $50,000 Active 254-char remark

    Show marketing remark (254 chars)

    Excellent house for an investor. SOLD AS IS. It features 2/1, electricity is on. The house is boarded for security reasons. The roof is less than 15 years old, the AC is 12 year old and the water heater is 6 years old. CASH ONLY. NO BLIND OFFERS. PLEASE.

23. 1998-03-09
    soldstatus $30,400

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $597 · $50/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,778
• − Mortgage interest: −$2,801
• − Property taxes: −$597
• − Insurance: −$250
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,455
• Taxable income: $4,791
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,161/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

+64.5% since first listed

6 events — show timeline

• 2026-02-06 Relisted — MGMLS
• 2026-01-01 Delisted — MGMLS
• 2025-11-03 Relisted — MGMLS
• 2025-10-27 Contingent — MGMLS
• 2025-08-01 Listed $50,000 MGMLS
• 1998-03-09 Sold (Public Records) $30,400 Public Records

Property tax history

+11.5%/yr

Latest (2025): $597 · +13.6% YoY. Source: county tax records.