2917 Ruark Rd · Macon-Bibb County, GA 31217

$159,900

3 bd · 1.5 ba · 1,188 sqft · SingleFamily public records · 52 Days on market

Built 1955 0.73 ac lot $135/sqft · 113% above 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 +14.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Fabulous 4 sided brick home! A couple of years ago the seller installed New impact windows, DuraLux waterproof Luxury vinyl flooring throughout, New water heater, New light fixtures, New vanity, New bedroom/closet doors, New faucets, New HVAC, reglazed bath/tile work, New paint throughout including kitchen cabinets, and complete electrical with city permits and approval! 3 bedrooms, fully fenced backyard, and no HOA.. what more could you want? This home is also Great Location... 12mns from Mercer, close to the Interstate and 2 minutes to the Macon Downtown Airport! Perfect for an owner-occupant or an excellent investment opportunity! Ideal as a rental for college students or a potential Airbnb property. Make an appointment to view today!

Key facts

• Vanity
• Faucets
• Water heater

Tags

• IMPACT WINDOWS
• WATER HEATER
• LIGHT FIXTURES
• VANITY
• BEDROOM CLOSET DOORS
• FAUCETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $36 ($433/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (20.8% below list).
• Recommended offer: $127k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.4% in Macon-Bibb County — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+10.8%/yr); 122 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 52 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago 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 $52k; list at $160k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,632 (20.8% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (median comp): $90,335
• List price: $159,900
• Delta: 77.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Brunswick Ave	0.45mi	3/1.5	1,175 (-1%)	10mo	$127,500	$109	69
2810 Herbert Smart Airport Rd	0.34mi	3/1.0	1,200 (+1%)	16mo	$53,500	$45	67
3414 Riggins Mill Rd	0.49mi	3/2.0	1,100 (-7%)	10mo	$100,000	$91	55
3634 Jessica Dr	0.65mi	3/2.0	1,242 (+4%)	10mo	$139,900	$113	52
2724 Herbert Smart Airport Rd	0.53mi	2/1.0 (-1)	1,305 (+10%)	2mo	$54,400	$42	50
3477 Jeffersonville Rd	0.61mi	2/1.0 (-1)	1,100 (-7%)	23mo	$40,000	$36	33
3355 Finneydale Ct S	0.69mi	2/1.0 (-1)	1,025 (-14%)	23mo	$50,000	$49	19

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: 14.1%
• Equity multiple: 1.88×
• Total profit: $39,567
• Equity at exit: $84,006

10-year hold

• IRR: 17.1%
• Equity multiple: 4.05×
• Total profit: $136,762
• Equity at exit: $139,793

Cash invested: $44,772 (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: 122
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$839
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $36

Break-even live

Break-even rent $1,221

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $127	-5% $81	+0% $36	+5% $-9	+10% $-54
Rent	-10% $-64	-5% $-14	+0% $36	+5% $86	+10% $136
Rate	-1.0pp $117	-0.5pp $77	base $36	+0.5pp $-5	+1.0pp $-47

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3722 Piedmont Dr Macon, GA	3.0	1.0	780	$895	$1.15	14d	1	0.84mi
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	14d	1	1.02mi
3938 Kings Park Cir Macon, GA	4.0	1.5	1200	$1,400	$1.17	14d	1	1.05mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	44d	1	1.42mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	44d	1	1.42mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	44d	1	1.42mi

Listing history 21 events

1. 2026-06-02
   days on market $159,900 Active 52 DOM
2. 2026-06-01
   days on market $159,900 Active 51 DOM
3. 2026-05-31
   days on market $159,900 Active 50 DOM
4. 2026-05-30
   days on market $159,900 Active 49 DOM
5. 2026-04-11
   listed $159,900 New 747-char remark

   Show marketing remark (747 chars)

   Fabulous 4 sided brick home! A couple of years ago the seller installed New impact windows, DuraLux waterproof Luxury vinyl flooring throughout, New water heater, New light fixtures, New vanity, New bedroom/closet doors, New faucets, New HVAC, reglazed bath/tile work, New paint throughout including kitchen cabinets, and complete electrical with city permits and approval! 3 bedrooms, fully fenced backyard, and no HOA.. what more could you want? This home is also Great Location... 12mns from Mercer, close to the Interstate and 2 minutes to the Macon Downtown Airport! Perfect for an owner-occupant or an excellent investment opportunity! Ideal as a rental for college students or a potential Airbnb property. Make an appointment to view today!

6. 2026-04-11
   listed $159,900 Active 747-char remark

   Show marketing remark (747 chars)

   Fabulous 4 sided brick home! A couple of years ago the seller installed New impact windows, DuraLux waterproof Luxury vinyl flooring throughout, New water heater, New light fixtures, New vanity, New bedroom/closet doors, New faucets, New HVAC, reglazed bath/tile work, New paint throughout including kitchen cabinets, and complete electrical with city permits and approval! 3 bedrooms, fully fenced backyard, and no HOA.. what more could you want? This home is also Great Location... 12mns from Mercer, close to the Interstate and 2 minutes to the Macon Downtown Airport! Perfect for an owner-occupant or an excellent investment opportunity! Ideal as a rental for college students or a potential Airbnb property. Make an appointment to view today!

7. 2022-06-01
   historical
8. 2022-05-31
   status Back On Market
9. 2022-05-15
   status Under Contract
10. 2022-05-13
    listed $149,900 New
11. 2021-11-01
    historical
12. 2021-09-18
    price $159,900
13. 2021-09-06
    listed $164,900 New
14. 2020-10-19
    soldstatus $52,500
15. 2020-10-01
    soldstatus $52,500
16. 2020-09-09
    listed $53,500
17. 2015-04-14
    soldstatus $46,000
18. 2015-04-13
    soldstatus $46,000
19. 2015-01-05
    listed $46,900
20. 2003-10-23
    soldstatus $50,750
21. 2003-08-05
    soldstatus $58,309

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$761/yr (+$63/mo · 107.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,196
• − Mortgage interest: −$8,957
• − Property taxes: −$710
• − Insurance: −$800
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,652
• Taxable loss: −$2,353
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $998/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

+174.2% since first listed

17 events — show timeline

• 2026-04-11 Listed $159,900 FMLS
• 2026-04-11 Listed $159,900 GAMLS
• 2022-06-01 Listing Removed — GAMLS
• 2022-05-31 Relisted — GAMLS
• 2022-05-15 Pending — GAMLS
• 2022-05-13 Listed $149,900 GAMLS
• 2021-11-01 Listing Removed — GAMLS
• 2021-09-18 Price Changed $159,900 GAMLS
• 2021-09-06 Listed $164,900 GAMLS
• 2020-10-19 Sold (Public Records) $52,500 Public Records
• 2020-10-01 Sold (MLS) $52,500 MGMLS
• 2020-09-09 Listed $53,500 MGMLS
• 2015-04-14 Sold (Public Records) $46,000 Public Records
• 2015-04-13 Sold (MLS) $46,000 MGMLS
• 2015-01-05 Listed $46,900 MGMLS
• 2003-10-23 Sold (Public Records) $50,750 Public Records
• 2003-08-05 Sold (Public Records) $58,309 Public Records

Property tax history

+4.9%/yr

Latest (2025): $710 · -1.3% YoY. Source: county tax records.