251 Chadwick Cir · Macon-Bibb County, GA 31210

$190,000

3 bd · 2.5 ba · 1,953 sqft · SingleFamily public records · 71 Days on market

Built 1992 0.25 ac lot $97/sqft · 16% below area Est $225k · 16% under

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +14.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.9/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks at 251 Chadwick Circle, a true fixer-upper with great bones in the heart of North Macon. Located just minutes from shopping, dining, and top-rated schools, this 4-bedroom, 2.5-bath home offers the space you need and the upside you've been looking for. It does need work and is priced accordingly, making it an excellent opportunity for investors or buyers ready to build equity from day one. Step inside to a spacious living room with soaring cathedral ceilings and a cozy fireplace, a welcoming space perfect for relaxing or entertaining. The main-level primary suite offers privacy and convenience, complete with an en-suite bath featuring a large garden tub. Upstairs, you'll find additional bedrooms with flexibility for guests, family, or a home office. Throughout the home, a mix of hardwood, LVP, and tile flooring provides a solid foundation to build on. Out back, the fenced yard is designed for enjoyment, featuring a large deck surrounding an above-ground pool - ideal for summer gatherings, cookouts, and quiet evenings outdoors. Major systems have already been addressed, including a roof approximately 8 years old, a new upstairs A/C (2024), and a furnace replaced in 2021, giving you a strong starting point for improvements. With a prime location, solid structure, and key updates already in place, this is your chance to turn vision into value. Schedule your showing today and explore the potential for yourself.

Key facts

• Cathedral ceilings
• En-suite bath
• Cozy fireplace

Tags

• SPACIOUS LIVING ROOM
• CATHEDRAL CEILINGS
• COZY FIREPLACE
• MAIN-LEVEL PRIMARY SUITE
• EN-SUITE BATH
• LARGE GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $188k (1.3% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 C — 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 (+1.7%/yr); 235 active listings in the ZIP; 14 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; solid renter incomes; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (median comp): $225,286
• List price: $190,000
• Delta: -15.66%
• 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
224 Chadwick Cir	0.08mi	3/2.0	1,834 (-6%)	6mo	$245,000	$134	79
5150 Bowman Rd	0.22mi	3/3.0	1,848 (-5%)	1mo	$249,900	$135	78
310 Chadwick Ct	0.14mi	3/2.5	1,661 (-15%)	3mo	$180,000	$108	66
205 Ashbrooke Ct	0.24mi	4/2.5 (+1)	2,150 (+10%)	5mo	$275,000	$128	63
114 Chadwick Dr	0.32mi	3/2.5	2,043 (+5%)	19mo	$230,000	$113	61
128 Chadwick Dr	0.23mi	3/4.0	1,790 (-8%)	12mo	$215,000	$120	60
230 Chadwick Cir	0.09mi	3/2.0	1,728 (-12%)	21mo	$234,900	$136	57
230 Chadwick Cir	0.09mi	3/2.0	1,728 (-12%)	21mo	$234,900	$136	57
1596 Wesleyan Bowman Rd	0.36mi	3/2.5	2,134 (+9%)	21mo	$315,000	$148	50
141 Brookefield Dr	0.31mi	4/2.5 (+1)	2,206 (+13%)	21mo	$323,000	$146	41
628 Millrun Ct	0.49mi	4/2.5 (+1)	2,171 (+11%)	23mo	$295,000	$136	34
564 Edgefield Way	0.61mi	4/2.5 (+1)	2,195 (+12%)	16mo	$335,000	$153	33

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-20,121
• Equity at exit: $28,330

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-10,282
• Equity at exit: $16,428

Cash invested: $53,200 (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 31210

• Rents YoY: 1.7%
• Active inventory: 235
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$996
• Tax from tax record: −$201 /mo · $2,408/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $205

Break-even live

Break-even rent $1,615

Max offer price $190,000

Occupancy floor 84%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5235 Bowman Rd Macon, GA	1.0–3.0	1.0–2.0	1225	$1,995	$1.63	13d	17	0.30mi
526 Edgefield Way Macon, GA	4.0	2.5	2182	$2,400	$1.10	43d	1	0.38mi
643 Millrun Ct Macon, GA	3.0	2.5	2355	$2,400	$1.02	43d	1	0.46mi
105 Bass Plantation Dr Macon, GA	1.0–2.0	1.0–2.0	1026	$1,315	$1.28	13d	8	0.57mi
1900 Wesleyan Dr Macon, GA	3.0	2.0	1320	$1,385	$1.05	43d	1	0.64mi
214 Sheraton Dr Macon, GA	1.0–2.0	1.0–2.0	1064	$1,635	$1.54	13d	7	0.66mi
1644 Bass Rd Macon, GA	3.0	2.0	1486	$1,825	$1.23	43d	1	0.89mi
1644 Bass Rd Macon, GA	2.0	2.0	1286	$1,554	$1.21	13d	1	0.89mi
124 Brieghton Ct Macon, GA	4.0	2.5	2046	$2,500	$1.22	43d	1	0.92mi
425 Ashville Dr Macon, GA	4.0	2.5	2048	$2,035	$0.99	43d	1	1.10mi
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,200	$0.89	43d	1	1.13mi
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,100	$0.82	20d	1	1.13mi
1091 Overlook Pkwy Macon, GA	1.0–3.0	1.0–2.0	1089	$1,905	$1.75	13d	11	1.20mi
325 Veranda Park Ln Macon, GA	4.0	2.5	2187	$2,500	$1.14	13d	1	1.46mi

Listing history 26 events

1. 2026-06-19
   days on market $190,000 Active 71 DOM
2. 2026-06-18
   statusdays on market $190,000 Active 70 DOM
3. 2026-06-17
   days on market $190,000 Price Change 69 DOM
4. 2026-06-16
   days on market $190,000 Price Change 68 DOM
5. 2026-06-15
   pricestatus $190,000 Price Change 67 DOM
6. 2026-06-15
   days on market $195,000 Active 67 DOM
7. 2026-06-14
   days on market $195,000 Active 65 DOM
8. 2026-06-13
   days on market $195,000 Active 64 DOM
9. 2026-06-10
   days on market $195,000 Active 62 DOM
10. 2026-06-09
    days on market $195,000 Active 61 DOM
11. 2026-06-09
    statusdays on market $195,000 Active 60 DOM
12. 2026-06-07
    pricestatusdays on market $195,000 Price Change 59 DOM
13. 2026-06-03
    days on market $199,000 Active 55 DOM
14. 2026-06-02
    days on market $199,000 Active 54 DOM
15. 2026-06-01
    days on market $199,000 Active 53 DOM
16. 2026-05-31
    days on market $199,000 Active 52 DOM
17. 2026-05-30
    days on market $199,000 Active 51 DOM
18. 2026-04-09
    listed $205,000 Active 1448-char remark

    Show marketing remark (1448 chars)

    Opportunity knocks at 251 Chadwick Circle, a true fixer-upper with great bones in the heart of North Macon. Located just minutes from shopping, dining, and top-rated schools, this 4-bedroom, 2.5-bath home offers the space you need and the upside you've been looking for. It does need work and is priced accordingly, making it an excellent opportunity for investors or buyers ready to build equity from day one. Step inside to a spacious living room with soaring cathedral ceilings and a cozy fireplace, a welcoming space perfect for relaxing or entertaining. The main-level primary suite offers privacy and convenience, complete with an en-suite bath featuring a large garden tub. Upstairs, you'll find additional bedrooms with flexibility for guests, family, or a home office. Throughout the home, a mix of hardwood, LVP, and tile flooring provides a solid foundation to build on. Out back, the fenced yard is designed for enjoyment, featuring a large deck surrounding an above-ground pool - ideal for summer gatherings, cookouts, and quiet evenings outdoors. Major systems have already been addressed, including a roof approximately 8 years old, a new upstairs A/C (2024), and a furnace replaced in 2021, giving you a strong starting point for improvements. With a prime location, solid structure, and key updates already in place, this is your chance to turn vision into value. Schedule your showing today and explore the potential for yourself.

19. 2026-04-09
    listed $205,000 New 1448-char remark

    Show marketing remark (1448 chars)

    Opportunity knocks at 251 Chadwick Circle, a true fixer-upper with great bones in the heart of North Macon. Located just minutes from shopping, dining, and top-rated schools, this 4-bedroom, 2.5-bath home offers the space you need and the upside you've been looking for. It does need work and is priced accordingly, making it an excellent opportunity for investors or buyers ready to build equity from day one. Step inside to a spacious living room with soaring cathedral ceilings and a cozy fireplace, a welcoming space perfect for relaxing or entertaining. The main-level primary suite offers privacy and convenience, complete with an en-suite bath featuring a large garden tub. Upstairs, you'll find additional bedrooms with flexibility for guests, family, or a home office. Throughout the home, a mix of hardwood, LVP, and tile flooring provides a solid foundation to build on. Out back, the fenced yard is designed for enjoyment, featuring a large deck surrounding an above-ground pool - ideal for summer gatherings, cookouts, and quiet evenings outdoors. Major systems have already been addressed, including a roof approximately 8 years old, a new upstairs A/C (2024), and a furnace replaced in 2021, giving you a strong starting point for improvements. With a prime location, solid structure, and key updates already in place, this is your chance to turn vision into value. Schedule your showing today and explore the potential for yourself.

20. 2026-03-13
    price $205,000
21. 2022-02-11
    soldstatus $192,000
22. 2022-02-10
    soldstatus $192,000 Sold
23. 2022-01-26
    status Under Contract
24. 2021-12-16
    listed $199,900 New
25. 2003-04-29
    soldstatus $133,000
26. 2000-08-11
    soldstatus $129,900

ⓘ 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: $2,408 · $201/mo
• Projected year-2 tax: $2,408 · $201/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,501
• − Mortgage interest: −$10,643
• − Property taxes: −$2,408
• − Insurance: −$950
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,527
• Taxable loss: −$627
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,612/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): 33,288
• Household income: $78,447
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 32% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -144.60%
• Current HPI: 172.1313
• Rent YoY: ▲ 1.71%
• 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

+57.8% since first listed

9 events — show timeline

• 2026-04-09 Listed $205,000 MGMLS
• 2026-04-09 Listed $205,000 GAMLS
• 2026-03-13 Price Changed $205,000 MGMLS
• 2022-02-11 Sold (Public Records) $192,000 Public Records
• 2022-02-10 Sold (MLS) $192,000 GAMLS
• 2022-01-26 Pending — GAMLS
• 2021-12-16 Listed $199,900 GAMLS
• 2003-04-29 Sold (Public Records) $133,000 Public Records
• 2000-08-11 Sold (Public Records) $129,900 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,408 · -1.3% YoY. Source: county tax records.