823 Peachtree St · Macon-Bibb County, GA 31217

$29,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 56 Days on market

Built 1900 $26/sqft · 43% below area Est $51k · 43% under

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Why this score? — see what drove the A- 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
• 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

Listing remarks MLS

Two residential structures on one lot. Investors, this is an opportunity to invest in a location with quick and easy access to I-75, I-16, major employers, downtown Macon, eateries and schools. These two properties awaits your special touches after making the repairs and renovations. CALL TODAY!

Key facts

• Downtown macon
• Eateries
• Quick access to i-16

Tags

• TWO RESIDENTIAL STRUCTURES
• QUICK ACCESS TO I-75
• QUICK ACCESS TO I-16
• MAJOR EMPLOYERS
• DOWNTOWN MACON
• EATERIES

Property features AI

Finance

• Other: Located in Shurling Cross Keys subdivision, Macon, GA 31217
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; No other utilities listed
• Home design: Single family residence (house); Resale property; Built in 1900
• Construction: Wood siding exterior; Composition roof; Block and pillar/post/pier foundation
• Exterior features: City lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One-level home; Crawl space basement; No fireplaces; Other flooring
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.6% vs local median 5.5% 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 A — 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); 124 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1k of equity ($200 loan paydown + $1k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 5 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 $18k; list at $29k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 3.84% ✓
• Cap rate: 33.61%
• Cash-on-cash: 97.57%
• DSCR: 5.34
• GRM: 2.2

CMA / ARV

• ARV (median comp): $50,885
• List price: $29,000
• Delta: -43.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Balkcom Ave	0.10mi	3/1.0	1,006 (-9%)	1mo	$80,300	$80	80
823 Applewood St	0.06mi	3/1.0	1,219 (+10%)	5mo	$52,500	$43	75
260 Balkcom Ave	0.12mi	3/2.0	1,180 (+7%)	10mo	$97,000	$82	70
575 Cowan St	0.55mi	3/2.0	1,208 (+9%)	10mo	$68,900	$57	46
1244 Hall St	0.69mi	2/1.0 (-1)	988 (-10%)	3mo	$19,000	$19	43
1010 Maynard St	0.69mi	3/2.0	1,254 (+14%)	12mo	$140,000	$112	31
1041 Hall St	0.59mi	4/2.0 (+1)	1,232 (+12%)	20mo	$50,000	$41	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.59×
• Total profit: $53,528
• Equity at exit: $15,236

10-year hold

• IRR: —
• Equity multiple: 18.27×
• Total profit: $140,234
• Equity at exit: $25,353

Cash invested: $8,120 (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: 124
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$152
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $660

Break-even live

Break-even rent $279

Max offer price $29,000

Occupancy floor 36%

Sensitivity live

Price	-10% $677	-5% $668	+0% $660	+5% $652	+10% $644
Rent	-10% $572	-5% $616	+0% $660	+5% $704	+10% $748
Rate	-1.0pp $675	-0.5pp $668	base $660	+0.5pp $653	+1.0pp $645

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	45d	1	0.06mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	45d	1	0.47mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	15d	1	0.54mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	22d	1	0.68mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	45d	1	0.69mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	22d	1	0.70mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	45d	1	0.74mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	46d	1	0.76mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	22d	1	0.95mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	45d	1	0.98mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	15d	1	1.11mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	45d	1	1.12mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	45d	1	1.13mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	15d	25	1.16mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	22d	1	1.17mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	15d	1	1.19mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	15d	8	1.23mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	45d	1	1.27mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	22d	4	1.28mi
955 Walnut St Unit B Macon, GA	2.0	1.0	840	$1,075	$1.28	45d	1	1.29mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	15d	1	1.33mi
941 Hill Park Unit 2 Macon, GA	2.0	1.0	800	$850	$1.06	22d	1	1.33mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	45d	1	1.38mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	45d	1	1.41mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	15d	1	1.42mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	15d	1	1.47mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	22d	1	1.47mi

Listing history 32 events

1. 2026-06-21
   days on market $29,000 Active 56 DOM
2. 2026-06-19
   days on market $29,000 Active 54 DOM
3. 2026-06-18
   days on market $29,000 Active 53 DOM
4. 2026-06-17
   days on market $29,000 Active 52 DOM
5. 2026-06-16
   days on market $29,000 Active 51 DOM
6. 2026-06-15
   days on market $29,000 Active 50 DOM
7. 2026-06-14
   days on market $29,000 Active 48 DOM
8. 2026-06-13
   days on market $29,000 Active 47 DOM
9. 2026-06-10
   days on market $29,000 Active 45 DOM
10. 2026-06-09
    days on market $29,000 Active 44 DOM
11. 2026-06-09
    days on market $29,000 Active 43 DOM
12. 2026-06-07
    days on market $29,000 Active 42 DOM
13. 2026-06-03
    days on market $29,000 Active 38 DOM
14. 2026-06-02
    days on market $29,000 Active 37 DOM
15. 2026-06-01
    days on market $29,000 Active 36 DOM
16. 2026-05-31
    days on market $29,000 Active 35 DOM
17. 2026-05-30
    days on market $29,000 Active 34 DOM
18. 2026-04-28
    listed $29,000 Active 296-char remark

    Show marketing remark (296 chars)

    Two residential structures on one lot. Investors, this is an opportunity to invest in a location with quick and easy access to I-75, I-16, major employers, downtown Macon, eateries and schools. These two properties awaits your special touches after making the repairs and renovations. CALL TODAY!

19. 2026-04-25
    listed $29,000 New 299-char remark
20. 2025-05-03
    status Pending
21. 2025-05-02
    historical Active Under Contract
22. 2025-05-02
    soldstatus $17,500 Closed
23. 2025-05-02
    soldstatus $17,500 Sold
24. 2025-04-22
    status Pending
25. 2025-04-16
    status Under Contract
26. 2025-04-16
    historical Active Under Contract
27. 2025-03-13
    price $19,950
28. 2025-03-13
    price $19,950
29. 2025-01-30
    listed $25,000 Active
30. 2025-01-30
    listed $25,000 New
31. 2004-11-24
    soldstatus $39,308
32. 2001-08-10
    soldstatus $19,000

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $676 · $56/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 65% 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: $13,378
• − Mortgage interest: −$1,624
• − Property taxes: −$676
• − Insurance: −$145
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$844
• Taxable income: $7,948
• Est. tax owed @ 24.0%: −$1,908
• After-tax cash flow: $6,015/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

+52.6% since first listed

16 events — show timeline

• 2026-04-28 Listed $29,000 CGMLS
• 2026-04-28 Listed $29,000 MGMLS
• 2026-04-25 Listed $29,000 GAMLS
• 2025-05-03 Pending — FMLS
• 2025-05-02 Contingent — FMLS
• 2025-05-02 Sold (MLS) $17,500 GAMLS
• 2025-05-02 Sold (MLS) $17,500 FMLS
• 2025-04-22 Pending — FMLS
• 2025-04-16 Pending — GAMLS
• 2025-04-16 Contingent — FMLS
• 2025-03-13 Price Changed $19,950 FMLS
• 2025-03-13 Price Changed $19,950 GAMLS
• 2025-01-30 Listed $25,000 GAMLS
• 2025-01-30 Listed $25,000 FMLS
• 2004-11-24 Sold (Public Records) $39,308 Public Records
• 2001-08-10 Sold (Public Records) $19,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $676 · +21.1% YoY. Source: county tax records.