858 Tenney Ave · Macon-Bibb County, GA 31201

$44,900

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 38 Days on market

Built 1900 6,534 sqft lot $36/sqft · 26% below area Est $60k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks! This single-family home offers a great opportunity for renovation, rental, or resale. Property features a functional layout with solid structure and strong potential for value-add improvements needed for occupancy. This home is not move-in ready. Located in an area with convenient access to local amenities, schools, and major roadways. The home is being sold as-is, with no seller repairs or disclosures. Ideal for investors, flippers, or buyers looking to customize a property to their needs.

Key facts

• Established area
• Convenient access
• Functional layout

Tags

• SINGLE-FAMILY HOME
• FUNCTIONAL LAYOUT
• SOLID STRUCTURE
• VALUE-ADD IMPROVEMENTS
• ESTABLISHED AREA
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: No homeowners association; No community features

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Sewer connected; Water available
• Home design: Single family residence (house); One level; Built in 1900; Fixer condition
• Construction: Vinyl siding; Composition roof; 1248 building area
• Exterior features: City lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: High ceilings; Crawl space basement; Three fireplaces
• Laundry & utility: Other laundry setup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.6% 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: Central High School (math 8% / reading 2%, grade F, #394 of 424 statewide, top 97%, 844 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 (+3.1%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• At $1,147/mo this rent would consume 47% of the median local household income ($29k/yr) (locally 1124% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k 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 + 3.1% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.

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 $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1900 — 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: 2.55% ✓
• Cap rate: 22.62%
• Cash-on-cash: 58.30%
• DSCR: 3.59
• GRM: 3.3

CMA / ARV

• ARV (median comp): $60,469
• List price: $44,900
• Delta: -25.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
922 Emory Ave	0.08mi	2/1.0	1,272 (+2%)	21mo	$40,000	$31	76
2128 Jeff Davis St	0.06mi	3/2.0 (+1)	1,280 (+3%)	10mo	$90,000	$70	76
925 Emory Ave	0.10mi	3/2.0 (+1)	1,296 (+4%)	7mo	$130,000	$100	74
2059 Canton St	0.34mi	3/1.0 (+1)	1,312 (+5%)	10mo	$39,000	$30	62
624 Piedmont Ave	0.59mi	3/2.0 (+1)	1,276 (+2%)	6mo	$48,000	$38	54
1034 Hazel St	0.73mi	3/2.0 (+1)	1,254 (+0%)	3mo	$215,000	$171	54
1635 2nd St	0.44mi	3/2.0 (+1)	1,159 (-7%)	15mo	$153,000	$132	46
1652 Elkton Pl	0.30mi	3/2.0 (+1)	1,064 (-15%)	10mo	$153,000	$144	44
568 Violet Ave	0.46mi	3/2.0 (+1)	1,336 (+7%)	17mo	$125,000	$94	44
1840 College St	0.32mi	3/2.0 (+1)	1,064 (-15%)	19mo	$210,000	$197	36
2152 Houston Ave	0.44mi	3/2.0 (+1)	1,064 (-15%)	17mo	$39,900	$38	32
567 Charles St	0.66mi	3/1.0 (+1)	1,423 (+14%)	16mo	$58,000	$41	27

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 57.0%
• Equity multiple: 3.53×
• Total profit: $31,764
• Equity at exit: $6,695

10-year hold

• IRR: 62.0%
• Equity multiple: 7.23×
• Total profit: $78,310
• Equity at exit: $3,882

Cash invested: $12,572 (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 31201

• Rents YoY: 3.1%
• Active inventory: 75
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$235
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $611

Break-even live

Break-even rent $374

Max offer price $44,900

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	0.10mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	0.21mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	44d	1	0.21mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	44d	1	0.23mi
738 Liberty St Unit 730 Macon, GA	2.0	1.0	1376	$680	$0.49	21d	1	0.40mi
738 Liberty St Unit 738 Macon, GA	2.0	1.0	1378	$989	$0.72	21d	1	0.40mi
1635 2nd St Macon, GA	3.0	2.0	1159	$1,500	$1.29	44d	1	0.43mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	0.52mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	44d	1	0.59mi
569 Colquitt St Macon, GA	1.0	1.0	1330	$650	$0.49	44d	1	0.61mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	0.68mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	44d	1	0.71mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	44d	1	0.74mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	0.75mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	0.78mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	0.89mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	13d	1	0.89mi
1121 Columbus St Unit A Macon, GA	1.0	1.0	900	$1,250	$1.39	13d	1	0.95mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	44d	1	1.01mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	44d	1	1.01mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	1.04mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	1.04mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.07mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.11mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	1.16mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	44d	1	1.22mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	1.23mi
841 Forsyth St Macon, GA	1.0	1.0	780	$1,400	$1.79	44d	1	1.25mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	1.27mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	1.28mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.30mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.35mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.35mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	44d	1	1.35mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	1.36mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	1.38mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	1.39mi
530 2nd St Unit B Macon, GA	1.0	1.0	760	$1,275	$1.68	13d	1	1.39mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.44mi
1975 Vineville Ave Apt F3 Macon, GA	1.0	1.0	950	$700	$0.74	13d	1	1.45mi

Listing history 9 events

1. 2026-06-03
   status $44,900 Under Contract 38 DOM
2. 2026-06-02
   days on market $44,900 Active 38 DOM
3. 2026-06-01
   days on market $44,900 Active 37 DOM
4. 2026-05-31
   days on market $44,900 Active 36 DOM
5. 2026-05-30
   days on market $44,900 Active 35 DOM
6. 2026-04-23
   listed $44,900 New 515-char remark
7. 2023-11-20
   historical
8. 2023-11-07
   price $41,000
9. 2023-10-26
   listed $43,000 New

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $492 · $41/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 1/10 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: $13,762
• − Mortgage interest: −$2,515
• − Property taxes: −$492
• − Insurance: −$224
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$1,306
• Taxable income: $7,022
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $5,645/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): 7,891
• Household income: $29,420
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 1124.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 31% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -142.32%
• Current HPI: 100.04
• Rent YoY: ▲ 3.11%
• 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

+4.4% since first listed

5 events — show timeline

• 2026-06-03 Pending — GAMLS
• 2026-04-23 Listed $44,900 GAMLS
• 2023-11-20 Listing Removed — GAMLS
• 2023-11-07 Price Changed $41,000 CGMLS
• 2023-10-26 Listed $43,000 GAMLS

Property tax history

+21.3%/yr

Latest (2025): $492 · -1.3% YoY. Source: county tax records.