914 Glenbrook Rd · Macon-Bibb County, GA 31210

$189,000

3 bd · 2.0 ba · 1,917 sqft · SingleFamily public records · 69 Days on market

Built 1957 0.52 ac lot $99/sqft · 10% below area Est $210k · 10% under

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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 +14.1/30.0
• ARV discount +12.1/15.0
• DSCR +4.3/10.0
• 1% rule +3.3/10.0
• 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

All Brick One-Level Affordable 3 Bed 2 Ranch W/ Wraparound Driveway, Super Large Great Room, Separate Living Room, Dine-In Kitchen & Close To All North Macon Amenities. Currently Leased. Add To Your Portfolio Or Perfect Setting To Call Home. Priced To Sell!

Key facts

• Dine-in kitchen
• Wraparound driveway
• All brick

Tags

• ALL BRICK
• WRAPAROUND DRIVEWAY
• SUPER LARGE GREAT ROOM
• SEPARATE LIVING ROOM
• DINE-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $29 ($344/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 $156k (17.2% below list).
• Recommended offer: $156k (17.2% 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.
• 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: Lane Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 445 students, 100% FRL); Howard Middle School (math 16% / reading 30%, grade F, #321 of 470 statewide, top 69%, 992 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 (+1.7%/yr); 238 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 69 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $125k; list at $189k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $156,494 (17.2% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $210,395
• List price: $189,000
• Delta: -10.17%
• 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
938 Lundy Ter	0.16mi	3/2.0	2,110 (+10%)	6mo	$285,000	$135	71
600 Lokchapee Rdg	0.23mi	4/3.5 (+1)	1,996 (+4%)	9mo	$260,000	$130	64
673 Commanche Dr	0.36mi	4/2.0 (+1)	2,086 (+9%)	1mo	$210,000	$101	63
859 Forest Lake Dr S	0.25mi	4/3.5 (+1)	2,095 (+9%)	3mo	$165,000	$79	59
1412 Fern Dr	0.75mi	3/2.0	1,864 (-3%)	2mo	$249,000	$134	59
880 Winchester Cir	0.62mi	3/2.0	1,814 (-5%)	5mo	$224,000	$123	58
109 Kells Ct	0.59mi	4/2.5 (+1)	1,925 (+0%)	9mo	$265,500	$138	57
718 Dogwood Cir	0.49mi	3/1.5	1,753 (-9%)	7mo	$205,000	$117	55
1246 Newport Rd	0.61mi	4/3.0 (+1)	1,865 (-3%)	5mo	$244,000	$131	54
4515 N Beechwood Dr	0.72mi	3/2.0	2,028 (+6%)	7mo	$219,900	$108	51
1209 Normandy Rd	0.42mi	4/3.0 (+1)	2,184 (+14%)	2mo	$239,000	$109	47
760 Blanton Blvd	0.73mi	4/2.0 (+1)	1,727 (-10%)	3mo	$212,062	$123	42

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: -16.6%
• Equity multiple: 0.42×
• Total profit: $-30,844
• Equity at exit: $28,181

10-year hold

• IRR: -10.8%
• Equity multiple: 0.38×
• Total profit: $-32,678
• Equity at exit: $16,341

Cash invested: $52,920 (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: 238
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$991
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $29

Break-even live

Break-even rent $1,529

Max offer price $189,000

Occupancy floor 93%

Sensitivity live

Price	-10% $136	-5% $82	+0% $29	+5% $-25	+10% $-78
Rent	-10% $-95	-5% $-33	+0% $29	+5% $90	+10% $152
Rate	-1.0pp $124	-0.5pp $77	base $29	+0.5pp $-20	+1.0pp $-70

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3876 Northside Dr Macon, GA	1.0–3.0	1.0–2.0	995	$1,100	$1.11	15d	7	0.70mi
3901 Northside Dr Macon, GA	3.0	2.0	1250	$1,100	$0.88	23d	1	0.84mi
101 Village Ln Macon, GA	2.0	2.0	1611	$2,395	$1.49	15d	1	0.88mi
777 Windsor Rd Macon, GA	3.0	2.0	1442	$1,850	$1.28	45d	1	1.05mi
3896 Riverside Dr Macon, GA	3.0	3.0	1550	$1,324	$0.85	23d	1	1.15mi
3896 Riverside Dr Macon, GA	2.0	2.0	1305	$1,024	$0.78	45d	1	1.15mi
200 Charter Ln Macon, GA	1.0–3.0	1.0–2.0	1088	$1,525	$1.40	15d	18	1.23mi
2962 Thornwood Dr Macon, GA	3.0	2.0	1680	$1,700	$1.01	45d	1	1.31mi
810 Wesleyan Dr Macon, GA	3.0	2.0	1337	$1,900	$1.42	45d	1	1.33mi

Listing history 28 events

1. 2026-06-21
   days on market $189,000 Active 69 DOM
2. 2026-06-19
   days on market $189,000 Active 67 DOM
3. 2026-06-18
   days on market $189,000 Active 66 DOM
4. 2026-06-17
   days on market $189,000 Active 65 DOM
5. 2026-06-16
   days on market $189,000 Active 64 DOM
6. 2026-06-15
   days on market $189,000 Active 63 DOM
7. 2026-06-14
   days on market $189,000 Active 61 DOM
8. 2026-06-13
   days on market $189,000 Active 60 DOM
9. 2026-06-10
   days on market $189,000 Active 58 DOM
10. 2026-06-09
    days on market $189,000 Active 57 DOM
11. 2026-06-09
    days on market $189,000 Active 56 DOM
12. 2026-06-07
    days on market $189,000 Active 55 DOM
13. 2026-06-03
    days on market $189,000 Active 51 DOM
14. 2026-06-02
    days on market $189,000 Active 50 DOM
15. 2026-06-01
    days on market $189,000 Active 49 DOM
16. 2026-05-31
    days on market $189,000 Active 48 DOM
17. 2026-05-30
    days on market $189,000 Active 47 DOM
18. 2026-04-13
    listed $189,000 Active 263-char remark

    Show marketing remark (263 chars)

    All Brick One-Level Affordable 3 Bed 2 Ranch W/ Wraparound Driveway, Super Large Great Room, Separate Living Room, Dine-In Kitchen & Close To All North Macon Amenities. Currently Leased. Add To Your Portfolio Or Perfect Setting To Call Home. Priced To Sell!

19. 2023-03-10
    soldstatus $125,000 Sold 193-char remark

    Show marketing remark (193 chars)

    All brick 3 bedroom, 2 bath home in north Macon. house has tons of living space with huge great room, kitchen open to keeping room with fireplace. Perfect for first time home buyer or investor.

20. 2023-03-10
    soldstatus $125,000

    Show marketing remark (193 chars)

    All brick 3 bedroom, 2 bath home in north Macon. house has tons of living space with huge great room, kitchen open to keeping room with fireplace. Perfect for first time home buyer or investor.

21. 2023-03-10
    soldstatus $125,000 Closed

    Show marketing remark (193 chars)

    All brick 3 bedroom, 2 bath home in north Macon. house has tons of living space with huge great room, kitchen open to keeping room with fireplace. Perfect for first time home buyer or investor.

22. 2023-02-07
    status Pending

    Show marketing remark (193 chars)

    All brick 3 bedroom, 2 bath home in north Macon. house has tons of living space with huge great room, kitchen open to keeping room with fireplace. Perfect for first time home buyer or investor.

23. 2023-02-07
    status Under Contract 193-char remark

    Show marketing remark (193 chars)

    All brick 3 bedroom, 2 bath home in north Macon. house has tons of living space with huge great room, kitchen open to keeping room with fireplace. Perfect for first time home buyer or investor.

24. 2023-02-02
    listed $124,500
25. 2023-02-02
    listed $124,500 Active
26. 2023-02-01
    listed $124,500 New 193-char remark

    Show marketing remark (193 chars)

    All brick 3 bedroom, 2 bath home in north Macon. house has tons of living space with huge great room, kitchen open to keeping room with fireplace. Perfect for first time home buyer or investor.

27. 2006-02-28
    soldstatus $82,000
28. 2005-08-02
    soldstatus $78,750

ⓘ 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: $1,653 · $138/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$86/yr (+$7/mo · 5.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $18,779
• − Mortgage interest: −$10,587
• − Property taxes: −$1,653
• − Insurance: −$945
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$5,498
• Taxable loss: −$2,909
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,042/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

+140.0% since first listed

11 events — show timeline

• 2026-04-13 Listed $189,000 MGMLS
• 2023-03-10 Sold (MLS) $125,000 CGMLS
• 2023-03-10 Sold (MLS) $125,000 MGMLS
• 2023-03-10 Sold (MLS) $125,000 GAMLS
• 2023-02-07 Pending — CGMLS
• 2023-02-07 Pending — GAMLS
• 2023-02-02 Listed $124,500 CGMLS
• 2023-02-02 Listed $124,500 MGMLS
• 2023-02-01 Listed $124,500 GAMLS
• 2006-02-28 Sold (Public Records) $82,000 Public Records
• 2005-08-02 Sold (Public Records) $78,750 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,653 · -1.3% YoY. Source: county tax records.