3509 Napier Ave · Macon-Bibb County, GA 31204

$55,000

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 54 Days on market

Built 1900 7,405 sqft lot $34/sqft · 20% below area Est $68k · 20% 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 +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special with Major Upside on a Corner Lot! Welcome to 3509 Napier Avenue-an incredible opportunity to bring your vision to life! Situated on a spacious corner lot, this property is already well on its way through renovation, giving you a head start on your next project. Step inside to find new sheetrock and all-new electrical wiring already completed, saving you time and money on major infrastructure. Plus, enjoy peace of mind with a brand NEW roof already in place-one of the biggest expenses already taken care of! With tall ceilings and loads of original character, this home offers the charm buyers are looking for with the flexibility investors love. The layout provides multiple options-easily configured as a 3 or 4 bedroom home with 2.5+ baths with minimal adjustments. Whether you're planning a flip, rental, or custom renovation, this property is truly a blank canvas ready for your finishing touches. The exterior is paint-ready, allowing you to quickly boost curb appeal and add value from day one. Perfect for investors or buyers looking to customize their dream home-opportunities like this don't last long!

Key facts

• 7,405 sq ft lot
• Built 1900
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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 (+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); lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $20k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $55k implies a 224% 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, 68% 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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: 2.48% ✓
• Cap rate: 22.17%
• Cash-on-cash: 56.70%
• DSCR: 3.52
• GRM: 3.4

CMA / ARV

• ARV (median comp): $68,419
• List price: $55,000
• Delta: -19.61%
• 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
3544 Napier Ave	0.08mi	3/2.0	1,641 (+1%)	16mo	$63,000	$38	78
3470 Habersham Ave	0.08mi	2/1.0 (-1)	1,540 (-6%)	9mo	$27,500	$18	74
3477 Glynn Ave	0.07mi	3/2.0	1,712 (+5%)	15mo	$69,000	$40	72
3415 Glynn Ave	0.20mi	2/1.0 (-1)	1,686 (+3%)	15mo	$85,000	$50	68
3481 Hillcrest Ave	0.26mi	3/2.0	1,545 (-5%)	10mo	$115,000	$74	66
1045 Mimosa Dr	0.57mi	3/2.0	1,520 (-7%)	5mo	$174,000	$114	54
173 Gardner St	0.68mi	4/2.0 (+1)	1,590 (-3%)	1mo	$79,000	$50	54
1142 Lamont St	0.50mi	3/1.0	1,436 (-12%)	4mo	$93,500	$65	53
3533 Greenbriar Rd	0.67mi	3/1.5	1,518 (-7%)	5mo	$159,900	$105	51
1060 Cypress Dr	0.34mi	3/2.0	1,406 (-14%)	10mo	$108,000	$77	48
3281 Napier Ave	0.38mi	4/2.5 (+1)	1,760 (+8%)	16mo	$170,000	$97	45
3229 Matheson Dr	0.52mi	3/2.0	1,428 (-12%)	17mo	$95,900	$67	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: 56.9%
• Equity multiple: 3.58×
• Total profit: $39,684
• Equity at exit: $8,201

10-year hold

• IRR: 62.4%
• Equity multiple: 7.74×
• Total profit: $103,773
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$288
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $728

Break-even live

Break-even rent $444

Max offer price $55,000

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	21d	1	0.28mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	0.35mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	44d	1	0.40mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	44d	1	0.42mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.44mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	44d	1	0.46mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.51mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.51mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	13d	1	0.57mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	44d	1	0.58mi
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	44d	1	0.63mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	13d	1	0.67mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.68mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	44d	1	0.80mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	0.89mi
3713 Greenbriar Rd E Macon, GA	3.0	2.0	1600	$1,250	$0.78	44d	1	0.92mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	13d	1	0.97mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	0.97mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	0.98mi
3096 Sharon Dr Macon, GA	2.0	1.0	1850	$1,050	$0.57	13d	1	0.98mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	1.02mi
255 Hawthorn Trl Macon, GA	3.0	2.5	1566	$1,545	$0.99	44d	1	1.06mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	21d	1	1.10mi
307 Ironwood Ct Macon, GA	3.0	2.5	1522	$1,695	$1.11	21d	1	1.15mi
919 Inverness Ave Macon, GA	3.0	2.0	1676	$1,549	$0.92	21d	1	1.16mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	21d	1	1.16mi
308 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	1.17mi
308 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	44d	1	1.17mi
371 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	1.20mi
371 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	44d	1	1.20mi
373 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	1.20mi
373 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	44d	1	1.20mi
342 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	1.21mi
360 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	1.22mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	21d	1	1.24mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	1.25mi
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	13d	1	1.25mi
2794 Napier Ave Macon, GA	3.0	2.0	1672	$1,175	$0.70	44d	1	1.27mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.32mi
230 Roycrest Dr Macon, GA	3.0	2.0	1261	$1,300	$1.03	44d	1	1.34mi

Listing history 15 events

1. 2026-06-03
   days on market $55,000 Active 54 DOM
2. 2026-06-02
   days on market $55,000 Active 53 DOM
3. 2026-06-01
   days on market $55,000 Active 52 DOM
4. 2026-05-31
   days on market $55,000 Active 51 DOM
5. 2026-05-30
   days on market $55,000 Active 50 DOM
6. 2026-05-15
   price $60,000 1150-char remark

   Show marketing remark (1150 chars)

   Investor Special with Major Upside on a Corner Lot! Welcome to 3509 Napier Avenue-an incredible opportunity to bring your vision to life! Situated on a spacious corner lot, this property is already well on its way through renovation, giving you a head start on your next project. Step inside to find new sheetrock and all-new electrical wiring already completed, saving you time and money on major infrastructure. Plus, enjoy peace of mind with a brand NEW roof already in place-one of the biggest expenses already taken care of! With tall ceilings and loads of original character, this home offers the charm buyers are looking for with the flexibility investors love. The layout provides multiple options-easily configured as a 3 or 4 bedroom home with 2.5+ baths with minimal adjustments. Whether you're planning a flip, rental, or custom renovation, this property is truly a blank canvas ready for your finishing touches. The exterior is paint-ready, allowing you to quickly boost curb appeal and add value from day one. Perfect for investors or buyers looking to customize their dream home-opportunities like this don't last long!

7. 2026-05-04
   price $65,000 1150-char remark

   Show marketing remark (1150 chars)

   Investor Special with Major Upside on a Corner Lot! Welcome to 3509 Napier Avenue-an incredible opportunity to bring your vision to life! Situated on a spacious corner lot, this property is already well on its way through renovation, giving you a head start on your next project. Step inside to find new sheetrock and all-new electrical wiring already completed, saving you time and money on major infrastructure. Plus, enjoy peace of mind with a brand NEW roof already in place-one of the biggest expenses already taken care of! With tall ceilings and loads of original character, this home offers the charm buyers are looking for with the flexibility investors love. The layout provides multiple options-easily configured as a 3 or 4 bedroom home with 2.5+ baths with minimal adjustments. Whether you're planning a flip, rental, or custom renovation, this property is truly a blank canvas ready for your finishing touches. The exterior is paint-ready, allowing you to quickly boost curb appeal and add value from day one. Perfect for investors or buyers looking to customize their dream home-opportunities like this don't last long!

8. 2026-04-25
   price $68,000 1150-char remark

   Show marketing remark (1150 chars)

   Investor Special with Major Upside on a Corner Lot! Welcome to 3509 Napier Avenue-an incredible opportunity to bring your vision to life! Situated on a spacious corner lot, this property is already well on its way through renovation, giving you a head start on your next project. Step inside to find new sheetrock and all-new electrical wiring already completed, saving you time and money on major infrastructure. Plus, enjoy peace of mind with a brand NEW roof already in place-one of the biggest expenses already taken care of! With tall ceilings and loads of original character, this home offers the charm buyers are looking for with the flexibility investors love. The layout provides multiple options-easily configured as a 3 or 4 bedroom home with 2.5+ baths with minimal adjustments. Whether you're planning a flip, rental, or custom renovation, this property is truly a blank canvas ready for your finishing touches. The exterior is paint-ready, allowing you to quickly boost curb appeal and add value from day one. Perfect for investors or buyers looking to customize their dream home-opportunities like this don't last long!

9. 2026-04-17
   price $70,000 1150-char remark

   Show marketing remark (1150 chars)

   Investor Special with Major Upside on a Corner Lot! Welcome to 3509 Napier Avenue-an incredible opportunity to bring your vision to life! Situated on a spacious corner lot, this property is already well on its way through renovation, giving you a head start on your next project. Step inside to find new sheetrock and all-new electrical wiring already completed, saving you time and money on major infrastructure. Plus, enjoy peace of mind with a brand NEW roof already in place-one of the biggest expenses already taken care of! With tall ceilings and loads of original character, this home offers the charm buyers are looking for with the flexibility investors love. The layout provides multiple options-easily configured as a 3 or 4 bedroom home with 2.5+ baths with minimal adjustments. Whether you're planning a flip, rental, or custom renovation, this property is truly a blank canvas ready for your finishing touches. The exterior is paint-ready, allowing you to quickly boost curb appeal and add value from day one. Perfect for investors or buyers looking to customize their dream home-opportunities like this don't last long!

10. 2026-04-09
    listed $74,500 New 1150-char remark

    Show marketing remark (1150 chars)

    Investor Special with Major Upside on a Corner Lot! Welcome to 3509 Napier Avenue-an incredible opportunity to bring your vision to life! Situated on a spacious corner lot, this property is already well on its way through renovation, giving you a head start on your next project. Step inside to find new sheetrock and all-new electrical wiring already completed, saving you time and money on major infrastructure. Plus, enjoy peace of mind with a brand NEW roof already in place-one of the biggest expenses already taken care of! With tall ceilings and loads of original character, this home offers the charm buyers are looking for with the flexibility investors love. The layout provides multiple options-easily configured as a 3 or 4 bedroom home with 2.5+ baths with minimal adjustments. Whether you're planning a flip, rental, or custom renovation, this property is truly a blank canvas ready for your finishing touches. The exterior is paint-ready, allowing you to quickly boost curb appeal and add value from day one. Perfect for investors or buyers looking to customize their dream home-opportunities like this don't last long!

11. 2017-06-26
    soldstatus $17,000 95-char remark

    Show marketing remark (95 chars)

    Great investor property - 3BR/1BA with living room and den. Den could be a 4th BR. Fenced yard!

12. 2017-05-23
    listed $19,900 95-char remark

    Show marketing remark (95 chars)

    Great investor property - 3BR/1BA with living room and den. Den could be a 4th BR. Fenced yard!

13. 2002-08-12
    soldstatus $22,000
14. 1998-05-21
    soldstatus $51,000
15. 1997-12-16
    soldstatus $20,000

ⓘ 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: $474 · $39/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$32/yr (+$3/mo · 6.8%)

ⓘ 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 68% 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: $16,382
• − Mortgage interest: −$3,081
• − Property taxes: −$474
• − Insurance: −$275
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$1,600
• Taxable income: $8,332
• Est. tax owed @ 24.0%: −$2,000
• After-tax cash flow: $6,733/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

+200.0% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $60,000 GAMLS
• 2026-05-04 Price Changed $65,000 GAMLS
• 2026-04-25 Price Changed $68,000 GAMLS
• 2026-04-17 Price Changed $70,000 GAMLS
• 2026-04-09 Listed $74,500 GAMLS
• 2017-06-26 Sold (MLS) $17,000 MGMLS
• 2017-05-23 Listed $19,900 MGMLS
• 2002-08-12 Sold (Public Records) $22,000 Public Records
• 1998-05-21 Sold (Public Records) $51,000 Public Records
• 1997-12-16 Sold (Public Records) $20,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $474 · +3.0% YoY. Source: county tax records.