2265 Clayton St · Macon-Bibb County, GA 31204

$25,900

3 bd · 1.0 ba · 2,253 sqft · SingleFamily public records · 92 Days on market

Built 1900 6,098 sqft lot $11/sqft · 80% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Great investment opportunity in the heart of historic Intown Macon. Property is just a few short blocks of Mercer Law, all the shops, restaurants, downtown, and easy access to both I-75 and I-16 interstates.

Key facts

• Easy access to i-16
• Easy access to i-75
• 6,098 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• HISTORIC INTOWN MACON
• EASY ACCESS TO I-75
• EASY ACCESS TO I-16

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Recommended offer: $24k (9.0% below list) — sets the bar for market timing.
• Cap rate 53.8% 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); 255 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $1,556/mo this rent would consume 48% of the median local household income ($39k/yr) (locally 2674% 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 $179 of loan paydown is wiped out by about $777 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $19k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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 $23,569 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 6.01% ✓
• Cap rate: 53.79%
• Cash-on-cash: 169.64%
• DSCR: 8.55
• GRM: 1.4

CMA / ARV

• ARV (median comp): $78,285
• List price: $25,900
• Delta: -66.92%
• 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
161 Buford Pl	0.29mi	3/2.0	2,184 (-3%)	6mo	$370,000	$169	72
305 Grant Ave	0.43mi	3/2.5	2,146 (-5%)	8mo	$166,000	$77	60
230 Calloway Dr	0.26mi	2/2.0 (-1)	1,992 (-12%)	2mo	$270,000	$136	58
258 Beverly Pl	0.54mi	4/3.0 (+1)	2,278 (+1%)	7mo	$349,900	$154	54
546 Corbin Ave	0.70mi	3/2.0	2,080 (-8%)	2mo	$260,000	$125	49
2620 Stanislaus Cir	0.68mi	3/2.0	2,019 (-10%)	3mo	$360,000	$178	45
377 Grant Ave	0.49mi	4/2.0 (+1)	1,972 (-12%)	3mo	$40,000	$20	45
277 Pierce Ave	0.46mi	2/2.0 (-1)	1,962 (-13%)	5mo	$330,000	$168	43
185 Stonewall Pl	0.54mi	3/3.0	2,028 (-10%)	9mo	$348,500	$172	43
1812 5th Ave W	0.62mi	4/2.0 (+1)	2,005 (-11%)	2mo	$20,000	$10	42
2724 Ingleside Ave	0.63mi	3/2.5	2,493 (+11%)	7mo	$395,000	$158	41
470 General Winship Dr S	0.60mi	3/3.0	2,535 (+12%)	7mo	$108,000	$43	37

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: —
• Equity multiple: 9.78×
• Total profit: $63,697
• Equity at exit: $3,862

10-year hold

• IRR: —
• Equity multiple: 21.76×
• Total profit: $150,561
• Equity at exit: $2,239

Cash invested: $7,252 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$136
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $1,025

Break-even live

Break-even rent $259

Max offer price $25,900

Occupancy floor 29%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Rogers Ave Macon, GA	3.0	2.0	1646	$1,375	$0.84	13d	1	0.38mi
240 Candler Dr Macon, GA	3.0	2.0	2635	$1,850	$0.70	13d	1	0.78mi
2663 Hillcrest Ave Macon, GA	3.0	2.0	1931	$1,395	$0.72	20d	1	0.90mi
2585 Napier Ave Unit A Macon, GA	2.0	2.0	2007	$950	$0.47	43d	1	0.99mi
2733 Hillcrest Ave Macon, GA	4.0	3.0	3094	$2,300	$0.74	13d	1	1.00mi
2694 Cherokee Ave Unit A Macon, GA	3.0	1.5	1985	$1,250	$0.63	43d	1	1.02mi
1025 Hillyer Ave Macon, GA	3.0	2.0	1738	$1,800	$1.04	20d	1	1.06mi
1025 Hillyer Ave Macon, GA	4.0	2.0	1738	$1,800	$1.04	43d	1	1.06mi
305 Orange St Macon, GA	3.0	2.0	2791	$2,950	$1.06	43d	1	1.11mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	20d	1	1.12mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	43d	1	1.22mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	20d	1	1.24mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	20d	1	1.28mi
1336 Winton Ave Macon, GA	3.0	2.0	1632	$1,350	$0.83	43d	1	1.32mi

Listing history 35 events

1. 2026-06-19
   days on market $25,900 Active 92 DOM
2. 2026-06-18
   days on market $25,900 Active 91 DOM
3. 2026-06-17
   days on market $25,900 Active 90 DOM
4. 2026-06-16
   days on market $25,900 Active 89 DOM
5. 2026-06-15
   days on market $25,900 Active 88 DOM
6. 2026-06-14
   days on market $25,900 Active 86 DOM
7. 2026-06-13
   days on market $25,900 Active 85 DOM
8. 2026-06-10
   days on market $25,900 Active 83 DOM
9. 2026-06-09
   days on market $25,900 Active 82 DOM
10. 2026-06-09
    days on market $25,900 Active 81 DOM
11. 2026-06-07
    pricedays on market $25,900 Active 80 DOM
12. 2026-06-03
    pricedays on market $26,900 Active 76 DOM
13. 2026-06-02
    days on market $29,500 Active 75 DOM
14. 2026-06-01
    days on market $29,500 Active 74 DOM
15. 2026-05-31
    days on market $29,500 Active 73 DOM
16. 2026-05-30
    days on market $29,500 Active 72 DOM
17. 2026-04-14
    price $35,000 207-char remark

    Show marketing remark (207 chars)

    Great investment opportunity in the heart of historic Intown Macon. Property is just a few short blocks of Mercer Law, all the shops, restaurants, downtown, and easy access to both I-75 and I-16 interstates.

18. 2026-04-14
    price $35,000 207-char remark

    Show marketing remark (207 chars)

    Great investment opportunity in the heart of historic Intown Macon. Property is just a few short blocks of Mercer Law, all the shops, restaurants, downtown, and easy access to both I-75 and I-16 interstates.

19. 2026-03-19
    listed $45,000 New 207-char remark

    Show marketing remark (207 chars)

    Great investment opportunity in the heart of historic Intown Macon. Property is just a few short blocks of Mercer Law, all the shops, restaurants, downtown, and easy access to both I-75 and I-16 interstates.

20. 2026-03-19
    listed $45,000 Active 207-char remark

    Show marketing remark (207 chars)

    Great investment opportunity in the heart of historic Intown Macon. Property is just a few short blocks of Mercer Law, all the shops, restaurants, downtown, and easy access to both I-75 and I-16 interstates.

21. 2024-08-30
    historical
22. 2024-08-30
    historical
23. 2024-08-09
    price $44,000
24. 2024-08-09
    price $44,000
25. 2024-07-15
    price $49,100
26. 2024-07-15
    price $49,100
27. 2024-06-18
    price $49,500
28. 2024-06-18
    price $49,500
29. 2024-05-14
    listed $50,000 New
30. 2024-05-14
    listed $50,000 Active
31. 2022-07-18
    soldstatus $17,500 Closed
32. 2022-07-01
    status Pending
33. 2022-06-17
    status Active
34. 2022-05-26
    status Pending
35. 2022-05-20
    listed $19,000 Active

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $691 · $58/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,674
• − Mortgage interest: −$1,451
• − Property taxes: −$691
• − Insurance: −$130
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$753
• Taxable income: $12,661
• Est. tax owed @ 24.0%: −$3,039
• After-tax cash flow: $9,263/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

+84.2% since first listed

19 events — show timeline

• 2026-04-14 Price Changed $35,000 GAMLS
• 2026-04-14 Price Changed $35,000 FMLS
• 2026-03-19 Listed $45,000 FMLS
• 2026-03-19 Listed $45,000 GAMLS
• 2024-08-30 Listing Removed — FMLS
• 2024-08-30 Listing Removed — GAMLS
• 2024-08-09 Price Changed $44,000 GAMLS
• 2024-08-09 Price Changed $44,000 FMLS
• 2024-07-15 Price Changed $49,100 GAMLS
• 2024-07-15 Price Changed $49,100 FMLS
• 2024-06-18 Price Changed $49,500 GAMLS
• 2024-06-18 Price Changed $49,500 FMLS
• 2024-05-14 Listed $50,000 FMLS
• 2024-05-14 Listed $50,000 GAMLS
• 2022-07-18 Sold (MLS) $17,500 FMLS
• 2022-07-01 Pending — FMLS
• 2022-06-17 Relisted — FMLS
• 2022-05-26 Pending — FMLS
• 2022-05-20 Listed $19,000 FMLS

Property tax history

+14.6%/yr

Latest (2025): $691 · +3.6% YoY. Source: county tax records.