466 Church St · Macon-Bibb County, GA 31217

$110,000

3 bd · 2.0 ba · 2,036 sqft · SingleFamily public records · 121 Days on market

Built 1920 6,098 sqft lot $54/sqft · 8% below area Est $119k · 8% under ↓ 4% since listing

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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 +11.0/15.0
• 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

AS-IS investment opportunity! Spacious 5BR/3BA, 2,036 sqft property near downtown Macon and minutes from Atrium Health Navicent Medical Center. Just 4 miles from Mercer University-ideal for student housing, mid-term rentals, or room-by-room strategy. Previously operated as a boarding house generating $4,000+ monthly income. Strong cash-flow potential near major employers, hospitals, and redevelopment areas. Perfect for buy-and-hold investors or house hackers.

Key facts

• Large backyard
• Front porch
• Convenient to parks

Tags

• NEW ROOF
• LARGE BACKYARD
• FRONT PORCH
• CONVENIENT TO SCHOOLS
• CONVENIENT TO PARKS
• CONVENIENT TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• Market conditions: Rents rising fast (+10.8%/yr); 124 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 45% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($761 loan paydown + $5k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1920 — 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: 1.52% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.40%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $119,226
• List price: $110,000
• Delta: -7.74%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 Woolfolk St	0.30mi	4/2.0 (+1)	1,932 (-5%)	7mo	$52,500	$27	67
711 Applewood St	0.34mi	4/2.5 (+1)	1,951 (-4%)	7mo	$42,500	$22	64
459 Main St	0.12mi	4/1.0 (+1)	1,867 (-8%)	9mo	$37,000	$20	64
360 Jones Ave	0.17mi	3/1.0	1,869 (-8%)	14mo	$15,000	$8	63
545 Cowan St	0.37mi	3/2.5	1,860 (-9%)	20mo	$149,900	$81	49

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: 36.4%
• Equity multiple: 3.27×
• Total profit: $69,774
• Equity at exit: $57,790

10-year hold

• IRR: 37.7%
• Equity multiple: 7.49×
• Total profit: $199,770
• Equity at exit: $96,167

Cash invested: $30,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$577
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $626

Break-even live

Break-even rent $876

Max offer price $110,000

Occupancy floor 57%

Sensitivity live

Price	-10% $689	-5% $657	+0% $626	+5% $595	+10% $564
Rent	-10% $495	-5% $560	+0% $626	+5% $692	+10% $758
Rate	-1.0pp $682	-0.5pp $654	base $626	+0.5pp $598	+1.0pp $569

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	45d	1	0.46mi
870 Laurel Ave Macon, GA	3.0	2.0	2205	$1,300	$0.59	45d	1	0.83mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	22d	1	0.87mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	14d	1	0.94mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	22d	1	0.95mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	45d	1	0.95mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	45d	1	0.99mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	14d	1	1.10mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	14d	1	1.12mi
305 Orange St Macon, GA	3.0	2.0	2791	$2,950	$1.06	45d	1	1.21mi

Listing history 2 events

1. 2026-02-27
   price $110,000 463-char remark

   Show marketing remark (463 chars)

   AS-IS investment opportunity! Spacious 5BR/3BA, 2,036 sqft property near downtown Macon and minutes from Atrium Health Navicent Medical Center. Just 4 miles from Mercer University-ideal for student housing, mid-term rentals, or room-by-room strategy. Previously operated as a boarding house generating $4,000+ monthly income. Strong cash-flow potential near major employers, hospitals, and redevelopment areas. Perfect for buy-and-hold investors or house hackers.

2. 2026-01-20
   listed $115,000 New 463-char remark

   Show marketing remark (463 chars)

   AS-IS investment opportunity! Spacious 5BR/3BA, 2,036 sqft property near downtown Macon and minutes from Atrium Health Navicent Medical Center. Just 4 miles from Mercer University-ideal for student housing, mid-term rentals, or room-by-room strategy. Previously operated as a boarding house generating $4,000+ monthly income. Strong cash-flow potential near major employers, hospitals, and redevelopment areas. Perfect for buy-and-hold investors or house hackers.

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$183/yr (+$15/mo · 22.1%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $20,022
• − Mortgage interest: −$6,162
• − Property taxes: −$829
• − Insurance: −$550
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$3,200
• Taxable income: $6,078
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $6,058/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

-4.3% since first listed

2 events — show timeline

• 2026-02-27 Price Changed $110,000 GAMLS
• 2026-01-20 Listed $115,000 GAMLS

Property tax history

+15.8%/yr

Latest (2025): $829 · +13.7% YoY. Source: county tax records.