2833 Elpis St · Macon-Bibb County, GA 31204

$99,000

2 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 151 Days on market

Built 1965 7,405 sqft lot $90/sqft · 45% above area Est $68k · 45% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Craftsman-style home offering timeless charm with modern updates throughout. The exterior is highlighted by a covered rocking-chair front porch with a cedar shaker accent peak. A widened driveway allows for easy parking, and the sale includes an attached lot featuring a concrete block storage building with a two-car garage, perfect for extra storage, a workshop, or hobby space. This 3 bedroom/1 bath home features a family room, a dedicated laundry room, and an updated kitchen with a stylish tile backsplash and a stove hookup that is both gas or electric-capable. The family room fireplace is encased in beautiful brick and includes a conveniently placed outlet, making it easy to add an electric space heater for extra warmth. Additional updates include newer plumbing, double-pane energy-efficient windows, and updated fixtures throughout. Outside, an extended patio and walkway leading to the driveway, along with a chain-link fenced yard ideal for pets or play. Perfect for a first-time homebuyer or investor! This property is centrally located near shopping, dining, schools, and the Macon Mall.

Key facts

• Widened driveway
• Updated kitchen
• Attached lot

Tags

• WIDENED DRIVEWAY
• ATTACHED LOT
• TWO-CAR GARAGE
• UPDATED KITCHEN
• STYLISH TILE BACKSPLASH
• FAMILY ROOM FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 34% 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 $684 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1965 — 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: 1.10% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (median comp): $68,085
• List price: $99,000
• Delta: 45.41%
• 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
1171 Brentwood Ave	0.40mi	3/1.0 (+1)	1,076 (-2%)	5mo	$27,000	$25	69
3083 Montpelier Pl	0.50mi	3/1.0 (+1)	1,080 (-1%)	1mo	$45,500	$42	69
549 Straight St	0.38mi	2/2.0	1,066 (-3%)	9mo	$50,000	$47	66
670 Poppy Ave	0.44mi	3/2.0 (+1)	1,056 (-4%)	1mo	$30,000	$28	64
2586 Dubose St	0.38mi	3/1.0 (+1)	1,129 (+3%)	10mo	$29,000	$26	63
344 Blossom Ave	0.18mi	3/1.0 (+1)	936 (-14%)	4mo	$135,000	$144	59
1514 Dexter Ave	0.73mi	2/1.0	1,128 (+3%)	6mo	$68,500	$61	56
1262 Macon Ave	0.72mi	3/1.0 (+1)	1,096 (+0%)	8mo	$37,000	$34	55
2017 Lowe St	0.49mi	3/1.0 (+1)	1,025 (-6%)	10mo	$47,000	$46	53
992 Inverness Ave	0.58mi	3/1.0 (+1)	1,222 (+12%)	2mo	$49,000	$40	47
853 Grayson Ave	0.62mi	3/1.0 (+1)	984 (-10%)	4mo	$38,000	$39	46
703 Edwards Ave	0.51mi	3/1.0 (+1)	932 (-15%)	9mo	$105,000	$113	39

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,684
• Equity at exit: $14,761

10-year hold

• IRR: 12.6%
• Equity multiple: 2.06×
• Total profit: $29,478
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$519
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $251

Break-even live

Break-even rent $768

Max offer price $99,000

Occupancy floor 72%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.10mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	0.19mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	0.21mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.38mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	0.66mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	43d	1	0.68mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.81mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.83mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	0.87mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	0.93mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	1.02mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.02mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	43d	1	1.04mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	1.04mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	43d	1	1.14mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	1.15mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	1.15mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	1.15mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	1.15mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	1.15mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.15mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	1.15mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	1.16mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	43d	1	1.21mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	1.21mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.22mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	43d	1	1.24mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	43d	1	1.28mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	1.33mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	43d	1	1.34mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	43d	1	1.36mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	1.37mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.38mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	1.42mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	1.44mi
1975 Vineville Ave Apt F3 Macon, GA	1.0	1.0	950	$700	$0.74	13d	1	1.45mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$825	$0.79	21d	5	1.46mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	1.46mi
455 Pursley St Apt B15 Macon, GA	1.0	1.0	850	$650	$0.76	13d	1	1.50mi
455 Pursley St Macon, GA	1.0	1.0	850	$625	$0.74	21d	9	1.50mi

Listing history 25 events

1. 2026-06-19
   days on market $99,000 Active 151 DOM
2. 2026-06-18
   days on market $99,000 Active 150 DOM
3. 2026-06-17
   days on market $99,000 Active 149 DOM
4. 2026-06-16
   days on market $99,000 Active 148 DOM
5. 2026-06-15
   days on market $99,000 Active 147 DOM
6. 2026-06-14
   days on market $99,000 Active 145 DOM
7. 2026-06-13
   days on market $99,000 Active 144 DOM
8. 2026-06-10
   days on market $99,000 Active 142 DOM
9. 2026-06-09
   days on market $99,000 Active 141 DOM
10. 2026-06-09
    days on market $99,000 Active 140 DOM
11. 2026-06-07
    days on market $99,000 Active 139 DOM
12. 2026-06-03
    days on market $99,000 Active 135 DOM
13. 2026-06-02
    days on market $99,000 Active 134 DOM
14. 2026-06-01
    days on market $99,000 Active 133 DOM
15. 2026-05-31
    days on market $99,000 Active 132 DOM
16. 2026-05-30
    days on market $99,000 Active 131 DOM
17. 2026-04-29
    price $99,000 1105-char remark

    Show marketing remark (1105 chars)

    Craftsman-style home offering timeless charm with modern updates throughout. The exterior is highlighted by a covered rocking-chair front porch with a cedar shaker accent peak. A widened driveway allows for easy parking, and the sale includes an attached lot featuring a concrete block storage building with a two-car garage, perfect for extra storage, a workshop, or hobby space. This 3 bedroom/1 bath home features a family room, a dedicated laundry room, and an updated kitchen with a stylish tile backsplash and a stove hookup that is both gas or electric-capable. The family room fireplace is encased in beautiful brick and includes a conveniently placed outlet, making it easy to add an electric space heater for extra warmth. Additional updates include newer plumbing, double-pane energy-efficient windows, and updated fixtures throughout. Outside, an extended patio and walkway leading to the driveway, along with a chain-link fenced yard ideal for pets or play. Perfect for a first-time homebuyer or investor! This property is centrally located near shopping, dining, schools, and the Macon Mall.

18. 2026-04-29
    price $99,000 1105-char remark

    Show marketing remark (1105 chars)

    Craftsman-style home offering timeless charm with modern updates throughout. The exterior is highlighted by a covered rocking-chair front porch with a cedar shaker accent peak. A widened driveway allows for easy parking, and the sale includes an attached lot featuring a concrete block storage building with a two-car garage, perfect for extra storage, a workshop, or hobby space. This 3 bedroom/1 bath home features a family room, a dedicated laundry room, and an updated kitchen with a stylish tile backsplash and a stove hookup that is both gas or electric-capable. The family room fireplace is encased in beautiful brick and includes a conveniently placed outlet, making it easy to add an electric space heater for extra warmth. Additional updates include newer plumbing, double-pane energy-efficient windows, and updated fixtures throughout. Outside, an extended patio and walkway leading to the driveway, along with a chain-link fenced yard ideal for pets or play. Perfect for a first-time homebuyer or investor! This property is centrally located near shopping, dining, schools, and the Macon Mall.

19. 2026-01-19
    listed $109,900 New 1105-char remark

    Show marketing remark (1105 chars)

    Craftsman-style home offering timeless charm with modern updates throughout. The exterior is highlighted by a covered rocking-chair front porch with a cedar shaker accent peak. A widened driveway allows for easy parking, and the sale includes an attached lot featuring a concrete block storage building with a two-car garage, perfect for extra storage, a workshop, or hobby space. This 3 bedroom/1 bath home features a family room, a dedicated laundry room, and an updated kitchen with a stylish tile backsplash and a stove hookup that is both gas or electric-capable. The family room fireplace is encased in beautiful brick and includes a conveniently placed outlet, making it easy to add an electric space heater for extra warmth. Additional updates include newer plumbing, double-pane energy-efficient windows, and updated fixtures throughout. Outside, an extended patio and walkway leading to the driveway, along with a chain-link fenced yard ideal for pets or play. Perfect for a first-time homebuyer or investor! This property is centrally located near shopping, dining, schools, and the Macon Mall.

20. 2026-01-19
    listed $109,900 Active 1105-char remark

    Show marketing remark (1105 chars)

    Craftsman-style home offering timeless charm with modern updates throughout. The exterior is highlighted by a covered rocking-chair front porch with a cedar shaker accent peak. A widened driveway allows for easy parking, and the sale includes an attached lot featuring a concrete block storage building with a two-car garage, perfect for extra storage, a workshop, or hobby space. This 3 bedroom/1 bath home features a family room, a dedicated laundry room, and an updated kitchen with a stylish tile backsplash and a stove hookup that is both gas or electric-capable. The family room fireplace is encased in beautiful brick and includes a conveniently placed outlet, making it easy to add an electric space heater for extra warmth. Additional updates include newer plumbing, double-pane energy-efficient windows, and updated fixtures throughout. Outside, an extended patio and walkway leading to the driveway, along with a chain-link fenced yard ideal for pets or play. Perfect for a first-time homebuyer or investor! This property is centrally located near shopping, dining, schools, and the Macon Mall.

21. 2023-01-16
    historical
22. 2022-12-18
    price $119,900
23. 2022-12-14
    price $109,100
24. 2022-10-27
    price $99,990
25. 2022-09-20
    listed $39,900 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: $553 · $46/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$357/yr (+$30/mo · 64.6%)

ⓘ 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 65% 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: $13,022
• − Mortgage interest: −$5,546
• − Property taxes: −$553
• − Insurance: −$495
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$2,880
• Taxable income: $1,465
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,658/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

+148.1% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $99,000 GAMLS
• 2026-04-29 Price Changed $99,000 FMLS
• 2026-01-19 Listed $109,900 FMLS
• 2026-01-19 Listed $109,900 GAMLS
• 2023-01-16 Listing Removed — GAMLS
• 2022-12-18 Price Changed $119,900 GAMLS
• 2022-12-14 Price Changed $109,100 GAMLS
• 2022-10-27 Price Changed $99,990 GAMLS
• 2022-09-20 Listed $39,900 GAMLS

Property tax history

+6.1%/yr

Latest (2025): $553 · +3.5% YoY. Source: county tax records.