3928 Grand Ave · Macon-Bibb County, GA 31204

$118,000

3 bd · 1.0 ba · 1,333 sqft · SingleFamily public records · 37 Days on market

Built 1944 7,405 sqft lot $89/sqft · 33% above area Est $89k · 33% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

whether you are looking to stop paying rent or hunting for your next smart investment, this spacious 4-bed, 2.5-bath home is ready for you to make it shine. Breathe easy knowing you have a brand-new roof (only 18 months old!) Plenty of space for the family and that essential extra half-bath for guests. Tucked away in a quiet, friendly neighborhood, but just a quick hop to shopping, dining, and the local fire station. This is more than just a house, it's an opportunity to build equity and create a home that's truly yours. it's affordabe, it's spacious, and it's waiting for your vision! Schedule your private showing now!

Key facts

• Brand new roof
• Quick hop to dining
• 7,405 sq ft lot

Tags

• BRAND NEW ROOF
• QUIET FRIENDLY NEIGHBORHOOD
• QUICK HOP TO SHOPPING
• QUICK HOP TO DINING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single-family residential house; One story
• Construction: Vinyl siding; Composition roof; Built in 1944
• Exterior features: Level lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (total 2.5 bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Soaking tub; Tile bath; Dining room and living room combined; No basement; One-level living
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 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.
• Zoned schools: Springdale Elementary School (math 32% / reading 37%, grade F, #531 of 1,228 statewide, top 45%, 562 students, 100% FRL); Howard High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,076 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $70k; list at $118k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $114,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1944 — 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: 1.05% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $88,970
• List price: $118,000
• Delta: 32.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3928 Grand Ave	0.00mi	4/2.5 (+1)	1,333 (0%)	9mo	$70,000	$53	81
3848 Berkley Dr	0.30mi	3/1.0	1,392 (+4%)	4mo	$161,000	$116	76
3416 Brookdale Ave	0.59mi	3/2.0	1,381 (+4%)	1mo	$120,000	$87	62
3717 Avon Rd	0.35mi	3/2.0	1,412 (+6%)	11mo	$260,000	$184	61
4618 Lakewood Ave	0.68mi	3/2.5	1,325 (-1%)	1mo	$90,000	$68	60
3432 Vineville Ave	0.49mi	2/0.5 (-1)	1,277 (-4%)	7mo	$85,000	$67	57
4106 Mumford Rd	0.63mi	3/1.0	1,276 (-4%)	11mo	$109,900	$86	54
3715 American Blvd	0.41mi	2/1.5 (-1)	1,242 (-7%)	11mo	$48,500	$39	54
135 Park St	0.43mi	3/2.0	1,484 (+11%)	17mo	$175,000	$118	43
239 Belvedere Dr	0.59mi	3/2.0	1,485 (+11%)	13mo	$263,000	$177	39
3449 Ridge Ave	0.60mi	3/1.5	1,526 (+14%)	10mo	$213,000	$140	38
239 Hawthorn Trl	0.73mi	2/2.0 (-1)	1,451 (+9%)	17mo	$187,900	$129	28

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-575
• Equity at exit: $17,594

10-year hold

• IRR: 10.7%
• Equity multiple: 1.89×
• Total profit: $29,284
• Equity at exit: $10,202

Cash invested: $33,040 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$619
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $260

Break-even live

Break-even rent $909

Max offer price $118,000

Occupancy floor 74%

Sensitivity live

Price	-10% $327	-5% $293	+0% $260	+5% $226	+10% $193
Rent	-10% $162	-5% $211	+0% $260	+5% $309	+10% $358
Rate	-1.0pp $319	-0.5pp $290	base $260	+0.5pp $229	+1.0pp $198

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	44d	1	0.17mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	0.18mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	14d	1	0.19mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	14d	1	0.26mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	14d	1	0.26mi
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	44d	1	0.34mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	14d	1	0.36mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	0.48mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	0.53mi
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	14d	1	0.53mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	21d	1	0.54mi
230 Roycrest Dr Macon, GA	3.0	2.0	1261	$1,300	$1.03	44d	1	0.55mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	0.58mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	0.60mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	0.60mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	0.61mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	0.61mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	0.64mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	44d	1	0.66mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	21d	1	0.71mi
255 Hawthorn Trl Macon, GA	3.0	2.5	1566	$1,545	$0.99	44d	1	0.73mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	0.87mi
373 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	44d	1	0.89mi
373 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.89mi
371 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	44d	1	0.90mi
371 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.90mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	0.91mi
307 Ironwood Ct Macon, GA	3.0	2.5	1522	$1,695	$1.11	21d	1	0.92mi
360 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.93mi
342 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.94mi
308 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	44d	1	0.95mi
308 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.95mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.95mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	44d	1	0.97mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	44d	1	1.01mi
200 Charter Ln Macon, GA	1.0–3.0	1.0–2.0	1088	$1,525	$1.40	14d	18	1.02mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	21d	1	1.08mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	1.19mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	1.23mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	1.35mi

Listing history 22 events

1. 2026-06-19
   days on market $118,000 Active 37 DOM
2. 2026-06-18
   days on market $118,000 Active 36 DOM
3. 2026-06-17
   days on market $118,000 Active 35 DOM
4. 2026-06-16
   days on market $118,000 Active 34 DOM
5. 2026-06-15
   days on market $118,000 Active 33 DOM
6. 2026-06-14
   days on market $118,000 Active 31 DOM
7. 2026-06-13
   days on market $118,000 Active 30 DOM
8. 2026-06-10
   days on market $118,000 Active 28 DOM
9. 2026-06-09
   days on market $118,000 Active 27 DOM
10. 2026-06-09
    days on market $118,000 Active 26 DOM
11. 2026-06-07
    days on market $118,000 Active 25 DOM
12. 2026-06-03
    days on market $118,000 Active 21 DOM
13. 2026-06-02
    days on market $118,000 Active 20 DOM
14. 2026-06-01
    days on market $118,000 Active 19 DOM
15. 2026-05-31
    days on market $118,000 Active 18 DOM
16. 2026-05-30
    days on market $118,000 Active 17 DOM
17. 2026-05-13
    listed $118,000 New 638-char remark

    Show marketing remark (627 chars)

    whether you are looking to stop paying rent or hunting for your next smart investment, this spacious 4-bed, 2.5-bath home is ready for you to make it shine. Breathe easy knowing you have a brand-new roof (only 18 months old!) Plenty of space for the family and that essential extra half-bath for guests. Tucked away in a quiet, friendly neighborhood, but just a quick hop to shopping, dining, and the local fire station. This is more than just a house, it's an opportunity to build equity and create a home that's truly yours. it's affordabe, it's spacious, and it's waiting for your vision! Schedule your private showing now!

18. 2026-05-13
    listed $118,000 Active 627-char remark

    Show marketing remark (627 chars)

    whether you are looking to stop paying rent or hunting for your next smart investment, this spacious 4-bed, 2.5-bath home is ready for you to make it shine. Breathe easy knowing you have a brand-new roof (only 18 months old!) Plenty of space for the family and that essential extra half-bath for guests. Tucked away in a quiet, friendly neighborhood, but just a quick hop to shopping, dining, and the local fire station. This is more than just a house, it's an opportunity to build equity and create a home that's truly yours. it's affordabe, it's spacious, and it's waiting for your vision! Schedule your private showing now!

19. 2025-09-29
    soldstatus $70,000
20. 2025-09-19
    soldstatus $70,000 Sold

    Show marketing remark (588 chars)

    Calling all investors!!!!! This 4 bedroom 2.5 bathroom property comes with a built-in advantage-a highly reliable long-term tenant already in place. The current tenant has occupied the home for over 6 years with a flawless rental history and wishes to remain, ensuring immediate rental income from day one. Conveniently located near the fire department, shopping, dining, and local amenities, this property offers stability, cash flow, and peace of mind. Don't miss the chance to secure a proven, income-producing asset for your portfolio. New roof just installed for added piece of mind.

21. 2025-09-15
    status Under Contract

    Show marketing remark (588 chars)

    Calling all investors!!!!! This 4 bedroom 2.5 bathroom property comes with a built-in advantage-a highly reliable long-term tenant already in place. The current tenant has occupied the home for over 6 years with a flawless rental history and wishes to remain, ensuring immediate rental income from day one. Conveniently located near the fire department, shopping, dining, and local amenities, this property offers stability, cash flow, and peace of mind. Don't miss the chance to secure a proven, income-producing asset for your portfolio. New roof just installed for added piece of mind.

22. 2025-09-08
    listed $75,000 New

    Show marketing remark (588 chars)

    Calling all investors!!!!! This 4 bedroom 2.5 bathroom property comes with a built-in advantage-a highly reliable long-term tenant already in place. The current tenant has occupied the home for over 6 years with a flawless rental history and wishes to remain, ensuring immediate rental income from day one. Conveniently located near the fire department, shopping, dining, and local amenities, this property offers stability, cash flow, and peace of mind. Don't miss the chance to secure a proven, income-producing asset for your portfolio. New roof just installed for added piece of mind.

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,086 · $90/mo
• Expected delta: +$482/yr (+$40/mo · 79.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $14,857
• − Mortgage interest: −$6,610
• − Property taxes: −$604
• − Insurance: −$590
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,433
• Taxable income: $1,244
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,819/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

+57.3% since first listed

6 events — show timeline

• 2026-05-13 Listed $118,000 CGMLS
• 2026-05-13 Listed $118,000 GAMLS
• 2025-09-29 Sold (Public Records) $70,000 Public Records
• 2025-09-19 Sold (MLS) $70,000 GAMLS
• 2025-09-15 Pending — GAMLS
• 2025-09-08 Listed $75,000 GAMLS

Property tax history

+9.3%/yr

Latest (2025): $604 · +7.8% YoY. Source: county tax records.