Anyone invest or is familiar with Macon, GA, 31204 Area?

33 Replies

Hey there BP members, I am currently finalizing my first Refi and I am based in southern Florida.  However the market is getting too pricey and I have been thinking about doing some out of state investing and more particularly in the  Macon, GA, 31204 Area. I was wondering if any investors have any experience with the area. The numbers seem to Cashflow much better in this geographical area. My goal is 100 doors so I have been looking at 4plex's and 8Plex's in the Macon GA area where my investments I feel would go much farther and aid in my goal of reaching my 100 door goal. Having said that I'd love to hear from any investors who have properties in this area whether they are local or invest in this area and are out of state. More particularly Id love to hear the pros and cons of investing in Macon, GA, and whether or not you think this is an area I should seriously look into further.

Any and all feedback would be greatly appreciated.

Thanks in advance!

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Sincerely,


Jason Eisler

Low Rent Living LLC

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There is definite potential for $100/door in Macon, Ga. Anything off of the Riverside Drive area in 31204 is great single and multi family areas. If you travel farther south down Riverside Drive, you end up in downtown where you will find larger older homes that have been renovated/remodeled to multiple studio/2 bed room apartments.  The 1% to 1.5% rule is easily achievable in the 31204 area.

Following. I made a similar post a few days ago regarding Macon. Received good feedback. Low income. Crime. High tenant turnover. Etc. More headache overall. Doesn't discourage me...just means I have to be savvy in my selection. I live in So Fl as well.

Hey @Jason Eisler I invest personally down in the Macon, Ga area with apartment communities and I would say the 31204 area is pretty good (Northern side of Macon) and you can definitely achieve better ROI's in this location, but again it comes down to running the financials. The Southern side near downtown and Mercer University can be a good area as well, but I would be very careful not to invest in certain pockets (just like anywhere else) of this area. If you ever need help running numbers, I built a financial model (example on my website) that I help investors all the time look at deals so just PM if you come across anything. I also have a Property Management Company and a manager that looks a potential deals for me (bird dog) so we can go look at properties for you as well and advise accordingly. Best of Luck and let me know if I can help out!!!

Originally posted by @Jason C. :

There is definite potential for $100/door in Macon, Ga. Anything off of the Riverside Drive area in 31204 is great single and multi family areas. If you travel farther south down Riverside Drive, you end up in downtown where you will find larger older homes that have been renovated/remodeled to multiple studio/2 bed room apartments.  The 1% to 1.5% rule is easily achievable in the 31204 area.

- Jason C Thanks so much for your input and help, As mentioned I am in the South Florida area so not very familiar as to what constitutes anything off of Riverside Drive, or what the downtown area constitutes but as long as I am in the 31204 zip code should I be ok? or are there certain areas which you can be a little more descriptive for an out of state person like myself that I should stay away from? 

Jason Eisler

Low Rent Living LLC

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Originally posted by @Jennifer Brown:
Following. I made a similar post a few days ago regarding Macon. Received good feedback. Low income. Crime. High tenant turnover. Etc. More headache overall. Doesn't discourage me...just means I have to be savvy in my selection. I live in So Fl as well.

- Jennifer I see your Fort Lauderdale as well, having said that I am about to check out your post now, but my current rentals are in Riviera Beach so I am familiar with higher crime areas as well as Higher than normal tenant turnovers, as well as not the easiest of tenants to deal with. Having said that my properties are section 8 which is the reason I can obtain the 1.5% rule in So Flo. Are your properties in Macon Ga, 31204 Section 8? And on that note is there a big section 8 market in Macon? And do you have any personal experience with Section 8 in Macon, or know anyone that does? I'd be interested to find out more.

Jason Eisler

Low Rent Living LLC

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Originally posted by @Curtis Rouse:

Hey @Jason Eisler I invest personally down in the Macon, Ga area with apartment communities and I would say the 31204 area is pretty good (Northern side of Macon) and you can definitely achieve better ROI's in this location, but again it comes down to running the financials. The Southern side near downtown and Mercer University can be a good area as well, but I would be very careful not to invest in certain pockets (just like anywhere else) of this area. If you ever need help running numbers, I built a financial model (example on my website) that I help investors all the time look at deals so just PM if you come across anything. I also have a Property Management Company and a manager that looks a potential deals for me (bird dog) so we can go look at properties for you as well and advise accordingly. Best of Luck and let me know if I can help out!!!

- Curtis, thank you so much for your insight and willingness to help.  As I mentioned this would be my first venture into this territory. So are you basically saying that as long as I stay in the 31204 zip code I should be fine? Because If there are certain pockets within this zip code I should avoid I would greatly appreciate if you can spell them out for me so I can avoid them. As far as the downtown area near Mercer College I thought it would be a good idea to explore student housing, are there any areas for this that you would suggest or avoid?. And I will definitely send you a PM because I would 100% need and want a property management company for these out of state properties I hope to begin acquiring in the very near future 30-90 days. 

Jason Eisler

Low Rent Living LLC

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I understand this map might be a little vague considering you're an out of town investor but this is the 31204 map. Most North areas above Vineville Avenue are single family and multi family units ranging from 50K - 200K (Class A). To the East around Mercer University is just getting into downtown, this area is older with Class B housing but tucked in areas of newly remodeled areas for students back in the Class A range. South in the map is Class B - C areas. All still profitable rental areas just different demographics. Just depends on what tenant occupied market you are interested in, hope this helps.

Originally posted by @Jason C. :

I understand this map might be a little vague considering you're an out of town investor but this is the 31204 map. Most North areas above Vineville Avenue are single family and multi family units ranging from 50K - 200K (Class A). To the East around Mercer University is just getting into downtown, this area is older with Class B housing but tucked in areas of newly remodeled areas for students back in the Class A range. South in the map is Class B - C areas. All still profitable rental areas just different demographics. Just depends on what tenant occupied market you are interested in, hope this helps.

 - Jason, this was super helpful, thank you for taking the time to really break this down for me, I think this may be an area I may want to seriously expand into. Having said that I would probably want to come out and visit for a long weekend just to see and get a feel for the area more. Id love to link up and maybe you could show me more in person based on your experience and personal knowledge. I know it's asking a lot but if you are up for it, I would greatly appreciate it. I should be finishing my current re-fi in the next 15 days or so, so I probably wouldn't come out until mid-January. 

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Sincerely,


Jason Eisler

Low Rent Living LLC

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Thanks, I'll be in and out of town starting in January as well. Contact me on biggerpockets.com when you're coming around and I'll help with more details.

Awesome thanks so much Jason. And I'm pretty flexible with my work schedule so I won't plan a trip if you know you won't be around, even if its just to grab a meal or drink to talk real estate, I would love to pick your mind. Thanks for being so outgoing I know this is kind of a forward request, but I'm pretty outgoing and if I am going to be there, I would love to talk with someone like you who has the knowledge of the area, and hey maybe we could even partner up on future deals, ya never know.

--

Sincerely,


Jason Eisler

Low Rent Living LLC

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Originally posted by @Jason Eisler :
Originally posted by @Jennifer Brown:
Following. I made a similar post a few days ago regarding Macon. Received good feedback. Low income. Crime. High tenant turnover. Etc. More headache overall. Doesn't discourage me...just means I have to be savvy in my selection. I live in So Fl as well.

- Jennifer I see your Fort Lauderdale as well, having said that I am about to check out your post now, but my current rentals are in Riviera Beach so I am familiar with higher crime areas as well as Higher than normal tenant turnovers, as well as not the easiest of tenants to deal with. Having said that my properties are section 8 which is the reason I can obtain the 1.5% rule in So Flo. Are your properties in Macon Ga, 31204 Section 8? And on that note is there a big section 8 market in Macon? And do you have any personal experience with Section 8 in Macon, or know anyone that does? I'd be interested to find out more.

Jason Eisler

Low Rent Living LLC

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Hi! So I'm buying my first Macon SFH 2/2next week. Taking a leap. Sale price is 20k. Renting for 575. They were asking 28k. Seems like a C neighborhood. If it goes well, I'll pick up a few more. Crossing my fingers!

Originally posted by @Jennifer Brown:
Originally posted by @Jason Eisler:
Originally posted by @Jennifer Brown:
Following. I made a similar post a few days ago regarding Macon. Received good feedback. Low income. Crime. High tenant turnover. Etc. More headache overall. Doesn't discourage me...just means I have to be savvy in my selection. I live in So Fl as well.

- Jennifer I see your Fort Lauderdale as well, having said that I am about to check out your post now, but my current rentals are in Riviera Beach so I am familiar with higher crime areas as well as Higher than normal tenant turnovers, as well as not the easiest of tenants to deal with.  Having said that my properties are section 8 which is the reason I can obtain the 1.5% rule in So Flo.  Are your properties in Macon Ga, 31204 Section 8? And on that note is there a big section 8 market in Macon? And do you have any personal experience with Section 8 in Macon, or know anyone that does? I'd be interested to find out more.

Jason Eisler

Low Rent Living LLC

Picture

Hi! So I'm buying my first Macon SFH 2/2next week. Taking a leap. Sale price is 20k. Renting for 575. They were asking 28k. Seems like a C neighborhood. If it goes well, I'll pick up a few more. Crossing my fingers!

Jennifer- Thats awesome good for you, please keep me/ us posted! Have you ever been out there? And how did you decide to invest in Macon? Im just curious how both of us from Ft. Lauderdale FL both ended up in Macon lol

Thanks alot! I know right!!

I've never been to Macon. Just started running searches and ended up in Macon! I know Amazon just moved in and its not a terrible place to live...I've wanted to invest in GA for a while though. Almost got a fix and flip a few months ago but pulled out. Cold feet. I have 6 condos here and the margins are just getting too tight. They cashflow well because I bought them all cash...but that's hard to do now! Since GA is a quick flight from here, I'm willing to give Macon a try. Rents aren't very high, so that is a bummer. But the entry cost is low and its not a whole lot to lose if it just doesn't work out...so we'll see how this one goes. Tenant has been there for 1 1/2, hopefully they plan to stick around :-)

Originally posted by @Jennifer Brown :

Thanks alot! I know right!!

I've never been to Macon. Just started running searches and ended up in Macon! I know Amazon just moved in and its not a terrible place to live...I've wanted to invest in GA for a while though. Almost got a fix and flip a few months ago but pulled out. Cold feet. I have 6 condos here and the margins are just getting too tight. They cashflow well because I bought them all cash...but that's hard to do now! Since GA is a quick flight from here, I'm willing to give Macon a try. Rents aren't very high, so that is a bummer. But the entry cost is low and its not a whole lot to lose if it just doesn't work out...so we'll see how this one goes. Tenant has been there for 1 1/2, hopefully they plan to stick around :-)

@Jennifer Brown, if you decide to look at flipping in Middle Georgia I can help with the contracting side of things if needed. I fix and flip and have built a strong team to handle any size rehab. I have all of the essential relationships already established to successfully operate a flipping business.

Congrats on your purchase and best of luck with it!

Originally posted by @Lee Taylor :
Originally posted by @Jennifer Brown:

Thanks alot! I know right!!

I've never been to Macon. Just started running searches and ended up in Macon! I know Amazon just moved in and its not a terrible place to live...I've wanted to invest in GA for a while though. Almost got a fix and flip a few months ago but pulled out. Cold feet. I have 6 condos here and the margins are just getting too tight. They cashflow well because I bought them all cash...but that's hard to do now! Since GA is a quick flight from here, I'm willing to give Macon a try. Rents aren't very high, so that is a bummer. But the entry cost is low and its not a whole lot to lose if it just doesn't work out...so we'll see how this one goes. Tenant has been there for 1 1/2, hopefully they plan to stick around :-)

@Jennifer Brown, if you decide to look at flipping in Middle Georgia I can help with the contracting side of things if needed. I fix and flip and have built a strong team to handle any size rehab. I have all of the essential relationships already established to successfully operate a flipping business.

Congrats on your purchase and best of luck with it!

LEE!! Thank you so much!! I just love BP! Everyone is so willing to help one another build and succeed. I will definitely reach out to you! Have a wonderful holiday :-) God bless you and your family.

Originally posted by @Lee Taylor :
Originally posted by @Jennifer Brown:

Thanks alot! I know right!!

I've never been to Macon. Just started running searches and ended up in Macon! I know Amazon just moved in and its not a terrible place to live...I've wanted to invest in GA for a while though. Almost got a fix and flip a few months ago but pulled out. Cold feet. I have 6 condos here and the margins are just getting too tight. They cashflow well because I bought them all cash...but that's hard to do now! Since GA is a quick flight from here, I'm willing to give Macon a try. Rents aren't very high, so that is a bummer. But the entry cost is low and its not a whole lot to lose if it just doesn't work out...so we'll see how this one goes. Tenant has been there for 1 1/2, hopefully they plan to stick around :-)

@Jennifer Brown, if you decide to look at flipping in Middle Georgia I can help with the contracting side of things if needed. I fix and flip and have built a strong team to handle any size rehab. I have all of the essential relationships already established to successfully operate a flipping business.

Congrats on your purchase and best of luck with it!

 Lee that was very kind and generous of you. Do you live in Georgia? Im looking to build out my rental portfolio in this territory and i dont mean to impose on your generosity to Jennifer but I think we could all mutually benefit from these relationships and I absolutely would need some good contractors as well as some knowledgeable investors in the area like yourself, and who knows maybe down the road we can partner on a few deals together. Having said that i plan to make a trip to the area in the near future and if you are around id love to meet up talk shop and hear about your investments.

Originally posted by @Lee Taylor :

@Jason Eisler I do live in Georgia, specifically Houston County (Warner Robins). I'm absolutely open to discussing further how we may benefit each other. I'd be happy to meet up with you when you visit the area. 

 - SOunds great Lee I'll be in touch! And I look forward to it!

Thanks guys for the Great info. I'm new to investing and I just moved to the Macon. I've been looking at a lot of surrounding areas and I'm glad to have gotten the info I needed for Macon. Guess I've been in Analysis Paralysis. LOL! I looking to close a few deals in the next 45 days. Would like to meet and discuss possible partnerships with you all. Network=Net worth.

Hello, I own a fixer duplex near Mercer in 31201, and struggling to find workers/contractors in Georgia's skilled labor shortage. I am beginning to consider a partnership, a manager, whatever it takes to get this property cashflowing. Have made some progress but way too slow. Anyone actively working Macon, I welcome your input on how to find a crew as an out-of-town investor.

Originally posted by @Maggie W. :

Hello, I own a fixer duplex near Mercer in 31201, and struggling to find workers/contractors in Georgia's skilled labor shortage. I am beginning to consider a partnership, a manager, whatever it takes to get this property cashflowing. Have made some progress but way too slow. Anyone actively working Macon, I welcome your input on how to find a crew as an out-of-town investor.

 I own a quadplex downtown! I recommend you look into Southern Tradition Builders. What kind of work do you need on the property? Would love to help however I can.