28 Tyler Dr · Macon-Bibb County, GA 31008

$245,000

4 bd · 2.5 ba · 2,037 sqft · SingleFamily public records · 54 Days on market

Built 1975 1.17 ac lot $120/sqft · 15% below area Est $288k · 15% under ↓ 4% since listing

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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).

• ARV discount +14.3/15.0
• Cash flow +11.3/30.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick ranch on a corner lot featuring 4 bedrooms and 2.5 baths in a convenient location on Lower Hartley Bridge Road. This home offers a spacious layout with a wood-burning fireplace, large screened-in porch, and a fenced backyard perfect for outdoor living and entertaining. Bonus room ideal for a home office, oversized pantry, or additional storage. Move-in ready and offering great space in a desirable area. Homes like this at this price point move quickly schedule your showing today!

Key facts

• Bonus room
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• WOOD BURNING FIREPLACE
• LARGE SCREENED IN PORCH
• FENCED BACKYARD
• BONUS ROOM
• OVERSIZED PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (25.4% below list).
• Recommended offer: $183k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Crawford County (rural): math 20% / reading 29% proficiency, ranked #127 of 174 in GA (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 205 active listings in the ZIP; 43 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($238k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,654 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $288,362
• List price: $245,000
• Delta: -15.04%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1775 Lower Hartley Brg	0.22mi	3/2.0 (-1)	2,064 (+1%)	4mo	$225,000	$109	77

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-45,562
• Equity at exit: $36,530

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-47,418
• Equity at exit: $21,183

Cash invested: $68,600 (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 31008

• Home prices YoY: -18.1%
• Active inventory: 205
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-91

Break-even live

Break-even rent $1,942

Max offer price $228,937

Occupancy floor 100%

Sensitivity live

Price	-10% $48	-5% $-22	+0% $-91	+5% $-160	+10% $-230
Rent	-10% $-235	-5% $-163	+0% $-91	+5% $-19	+10% $53
Rate	-1.0pp $32	-0.5pp $-29	base $-91	+0.5pp $-154	+1.0pp $-219

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-13
   status $245,000 Under Contract 54 DOM
2. 2026-06-10
   days on market $245,000 Active 54 DOM
3. 2026-06-09
   days on market $245,000 Active 53 DOM
4. 2026-06-08
   days on market $245,000 Active 52 DOM
5. 2026-06-07
   days on market $245,000 Active 51 DOM
6. 2026-06-05
   days on market $245,000 Active 48 DOM
7. 2026-06-03
   days on market $245,000 Active 47 DOM
8. 2026-06-02
   days on market $245,000 Active 46 DOM
9. 2026-06-01
   days on market $245,000 Active 45 DOM
10. 2026-05-31
    days on market $245,000 Active 44 DOM
11. 2026-05-30
    days on market $245,000 Active 43 DOM
12. 2026-05-15
    price $245,000 490-char remark

    Show marketing remark (490 chars)

    Brick ranch on a corner lot featuring 4 bedrooms and 2.5 baths in a convenient location on Lower Hartley Bridge Road. This home offers a spacious layout with a wood-burning fireplace, large screened-in porch, and a fenced backyard perfect for outdoor living and entertaining. Bonus room ideal for a home office, oversized pantry, or additional storage. Move-in ready and offering great space in a desirable area. Homes like this at this price point move quickly schedule your showing today!

13. 2026-05-15
    price $245,000 490-char remark

    Show marketing remark (490 chars)

    Brick ranch on a corner lot featuring 4 bedrooms and 2.5 baths in a convenient location on Lower Hartley Bridge Road. This home offers a spacious layout with a wood-burning fireplace, large screened-in porch, and a fenced backyard perfect for outdoor living and entertaining. Bonus room ideal for a home office, oversized pantry, or additional storage. Move-in ready and offering great space in a desirable area. Homes like this at this price point move quickly schedule your showing today!

14. 2026-05-15
    price $245,000

    Show marketing remark (490 chars)

    Brick ranch on a corner lot featuring 4 bedrooms and 2.5 baths in a convenient location on Lower Hartley Bridge Road. This home offers a spacious layout with a wood-burning fireplace, large screened-in porch, and a fenced backyard perfect for outdoor living and entertaining. Bonus room ideal for a home office, oversized pantry, or additional storage. Move-in ready and offering great space in a desirable area. Homes like this at this price point move quickly schedule your showing today!

15. 2026-04-16
    listed $255,000 New

    Show marketing remark (490 chars)

    Brick ranch on a corner lot featuring 4 bedrooms and 2.5 baths in a convenient location on Lower Hartley Bridge Road. This home offers a spacious layout with a wood-burning fireplace, large screened-in porch, and a fenced backyard perfect for outdoor living and entertaining. Bonus room ideal for a home office, oversized pantry, or additional storage. Move-in ready and offering great space in a desirable area. Homes like this at this price point move quickly schedule your showing today!

16. 2026-04-16
    listed $255,000 Active 490-char remark

    Show marketing remark (490 chars)

    Brick ranch on a corner lot featuring 4 bedrooms and 2.5 baths in a convenient location on Lower Hartley Bridge Road. This home offers a spacious layout with a wood-burning fireplace, large screened-in porch, and a fenced backyard perfect for outdoor living and entertaining. Bonus room ideal for a home office, oversized pantry, or additional storage. Move-in ready and offering great space in a desirable area. Homes like this at this price point move quickly schedule your showing today!

17. 2026-04-16
    listed $255,000 Active 490-char remark

    Show marketing remark (490 chars)

    Brick ranch on a corner lot featuring 4 bedrooms and 2.5 baths in a convenient location on Lower Hartley Bridge Road. This home offers a spacious layout with a wood-burning fireplace, large screened-in porch, and a fenced backyard perfect for outdoor living and entertaining. Bonus room ideal for a home office, oversized pantry, or additional storage. Move-in ready and offering great space in a desirable area. Homes like this at this price point move quickly schedule your showing today!

ⓘ 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: $1,764 · $147/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$490/yr (+$41/mo · 27.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,918
• − Mortgage interest: −$13,724
• − Property taxes: −$1,764
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$7,127
• Taxable loss: −$5,429
• Est. tax savings @ 24.0%: +$1,303
• After-tax cash flow: $212/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: Crawford County
• NCES district ID: 1301530
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $39,974
• Composite: 20.65/100
• National rank: #8539
• State rank: #127 of 174 in GA

Livability — Macon-Bibb County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 143,186
• Population (ZIP): 20,882

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 11,794 people
• By 2030: 11,347 · -3.8%
• By 2040: 10,328 · -12.4%
• By 2050: 9,256 · -21.5%
• By 2075: 7,817 · -33.7%
• By 2100: 7,039 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+49.8) · D 24.9% · R 74.8%
• 2008→2024 swing: -20.7pp toward R · 2008: -29.1pp · 2024: -49.8pp
• All cycles: 2024: R+49.8 2020: R+46.1 2016: R+42.9 2012: R+32.5 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 208.0889
• Rent YoY: —
• Metro: —
• 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

-3.9% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $245,000 MGMLS
• 2026-05-15 Price Changed $245,000 CGMLS
• 2026-05-15 Price Changed $245,000 GAMLS
• 2026-04-16 Listed $255,000 CGMLS
• 2026-04-16 Listed $255,000 MGMLS
• 2026-04-16 Listed $255,000 GAMLS

Property tax history

+1.6%/yr

Latest (2025): $1,764 · +3.8% YoY. Source: county tax records.