475 Corbin Ave · Macon-Bibb County, GA 31204

$139,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 165 Days on market

Built 1950 10,454 sqft lot $129/sqft · 9% below area Est $152k · 9% under

---

Why this score? — see what drove the D+ 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 +18.5/30.0
• ARV discount +11.4/15.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

Key facts

• Renovated home
• Fenced yard
• New deck

Tags

• RENOVATED HOME
• GRANITE COUNTERTOPS
• NEW DECK
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (10.0% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 D — 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); 258 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 39% 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 $961 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.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $31k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $139k implies a 130% 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, 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $152,055
• List price: $139,000
• Delta: -8.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2349 Berthadale Ave	0.06mi	3/2.5	1,184 (+10%)	5mo	$158,000	$133	71
255 Rogers Ave	0.42mi	2/1.0 (-1)	1,054 (-2%)	2mo	$70,000	$66	70
556 Rogers Dr	0.20mi	3/2.0	1,040 (-4%)	15mo	$159,900	$154	68
2423 Carlton Way	0.24mi	2/2.0 (-1)	1,168 (+8%)	8mo	$192,500	$165	59
2169 Neal Ave	0.47mi	2/1.0 (-1)	1,029 (-5%)	11mo	$55,000	$53	56
2186 Neal Ave	0.47mi	2/1.0 (-1)	1,177 (+9%)	5mo	$25,000	$21	54
366 Gaillard St	0.46mi	2/2.0 (-1)	1,025 (-5%)	9mo	$38,000	$37	54
395 Lincoln Ave	0.74mi	3/1.0	1,164 (+8%)	2mo	$33,000	$28	51
2840 Pierce Dr S	0.70mi	3/2.0	1,125 (+4%)	8mo	$160,000	$142	49
2120 Mutual Ave	0.58mi	3/2.0	1,149 (+6%)	14mo	$86,481	$75	47
836 Corbin Ave	0.67mi	3/2.0	1,160 (+7%)	12mo	$179,900	$155	42
397 Forest Ave	0.69mi	3/2.0	1,216 (+13%)	20mo	$50,000	$41	26

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-12,093
• Equity at exit: $20,725

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $8,856
• Equity at exit: $12,018

Cash invested: $38,920 (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: 258
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$729
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $132

Break-even live

Break-even rent $1,084

Max offer price $139,000

Occupancy floor 84%

Sensitivity live

Price	-10% $211	-5% $172	+0% $132	+5% $93	+10% $53
Rent	-10% $33	-5% $83	+0% $132	+5% $182	+10% $231
Rate	-1.0pp $202	-0.5pp $168	base $132	+0.5pp $96	+1.0pp $59

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2375 Parker Ave Unit 3 Macon, GA	2.0	1.0	850	$1,200	$1.41	44d	1	0.08mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	44d	1	0.21mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	44d	1	0.29mi
440 Bonnie Dr Macon, GA	2.0	1.5	1192	$1,700	$1.43	44d	1	0.38mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	44d	1	0.61mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	44d	1	0.70mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	22d	1	0.70mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	44d	1	0.71mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	14d	1	0.78mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	44d	1	0.78mi
2591 N Pierce Cir Unit 2522 Macon, GA	3.0	2.0	1140	$1,200	$1.05	14d	1	0.78mi
2591 N Pierce Cir Unit 2589 Macon, GA	2.0	1.0	800	$995	$1.24	44d	1	0.78mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	0.80mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	0.85mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	14d	1	0.86mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	0.88mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	22d	1	0.88mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	22d	1	0.94mi
2534 Huntington Dr Macon, GA	3.0	1.5	1050	$1,525	$1.45	22d	1	1.05mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	44d	1	1.06mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	22d	5	1.08mi
2625 Sheffield Rd Macon, GA	3.0	2.0	1210	$1,450	$1.20	22d	1	1.11mi
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	22d	1	1.21mi
965 N Pierce Ave Unit A Macon, GA	2.0	1.0	1032	$985	$0.95	44d	1	1.24mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	1.27mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	1.33mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	22d	1	1.33mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	14d	1	1.39mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	22d	1	1.40mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	22d	1	1.40mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.43mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.43mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	14d	4	1.44mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	44d	1	1.46mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	14d	1	1.47mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	1.47mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	1.49mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	22d	1	1.49mi

Listing history 28 events

1. 2026-06-21
   days on market $139,000 Active 165 DOM
2. 2026-06-19
   days on market $139,000 Active 163 DOM
3. 2026-06-18
   days on market $139,000 Active 162 DOM
4. 2026-06-17
   days on market $139,000 Active 161 DOM
5. 2026-06-16
   days on market $139,000 Active 160 DOM
6. 2026-06-15
   days on market $139,000 Active 159 DOM
7. 2026-06-14
   days on market $139,000 Active 157 DOM
8. 2026-06-13
   days on market $139,000 Active 156 DOM
9. 2026-06-10
   days on market $139,000 Active 154 DOM
10. 2026-06-09
    days on market $139,000 Active 153 DOM
11. 2026-06-09
    days on market $139,000 Active 152 DOM
12. 2026-06-07
    days on market $139,000 Active 151 DOM
13. 2026-06-03
    days on market $139,000 Active 147 DOM
14. 2026-06-02
    days on market $139,000 Active 146 DOM
15. 2026-06-01
    days on market $139,000 Active 145 DOM
16. 2026-05-31
    days on market $139,000 Active 144 DOM
17. 2026-05-30
    days on market $139,000 Active 143 DOM
18. 2026-03-06
    price $149,000 381-char remark

    Show marketing remark (381 chars)

    The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

19. 2026-03-06
    price $149,000 381-char remark

    Show marketing remark (381 chars)

    The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

20. 2026-03-06
    price $149,000

    Show marketing remark (381 chars)

    The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

21. 2026-02-19
    price $155,000 381-char remark

    Show marketing remark (381 chars)

    The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

22. 2026-02-19
    price $155,000 381-char remark

    Show marketing remark (381 chars)

    The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

23. 2026-02-19
    price $155,000

    Show marketing remark (381 chars)

    The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

24. 2026-01-06
    listed $169,900 New

    Show marketing remark (381 chars)

    The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

25. 2026-01-06
    listed $169,900 Active 381-char remark

    Show marketing remark (381 chars)

    The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

26. 2026-01-06
    listed $169,900 Active 381-char remark

    Show marketing remark (381 chars)

    The Heart of Ingleside!! Location is definitely it with this adorable renovated home in Ingleside. Freshly painted, new flooring, granite countertops and more so conveniently located to everything! Perfect for first time buyer with 3 bedrooms, huge living/dining area, bonus room for office, play area, etc. .. .. .New deck and fenced yard for entertaining. Don't wait on this one!

27. 2004-07-01
    soldstatus $60,394
28. 2001-12-28
    soldstatus $61,110

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$446/yr (+$37/mo · 53.6%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,013
• − Mortgage interest: −$7,786
• − Property taxes: −$832
• − Insurance: −$695
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$4,044
• Taxable loss: −$746
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $1,765/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

+143.8% since first listed

11 events — show timeline

• 2026-03-06 Price Changed $149,000 CGMLS
• 2026-03-06 Price Changed $149,000 MGMLS
• 2026-03-06 Price Changed $149,000 GAMLS
• 2026-02-19 Price Changed $155,000 CGMLS
• 2026-02-19 Price Changed $155,000 MGMLS
• 2026-02-19 Price Changed $155,000 GAMLS
• 2026-01-06 Listed $169,900 MGMLS
• 2026-01-06 Listed $169,900 CGMLS
• 2026-01-06 Listed $169,900 GAMLS
• 2004-07-01 Sold (Public Records) $60,394 Public Records
• 2001-12-28 Sold (Public Records) $61,110 Public Records

Property tax history

+3.4%/yr

Latest (2025): $832 · -1.3% YoY. Source: county tax records.