3260 Toole Dr · Macon-Bibb County, GA 31204

$90,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 42 Days on market

Built 1960 0.25 ac lot Est $92k · at est.

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Why this score? — see what drove the B- 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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• 1% rule +7.6/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well positioned property offering a compelling value add opportunity. The home features fresh interior paint and a fenced backyard, providing a strong starting point for further enhancements. With a practical layout and solid structure, this property presents an excellent canvas for customization and long-term potential. Ideally suited for buyers seeking a project, the home is being sold as-is. A great opportunity to unlock value in a growing market.

Key facts

• Practical layout
• Fresh interior paint
• Solid structure

Tags

• FENCED BACKYARD
• FRESH INTERIOR PAINT
• PRACTICAL LAYOUT
• SOLID STRUCTURE

Property features AI

Exterior

• Parking: One-car garage; One carport (total parking for one vehicle)
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available; Electricity available; Natural gas available; Phone available; Water available; Sewer available
• Home design: One-level home
• Construction: Brick construction; Composition roof; Brick/mortar and slab foundation; Resale property
• Exterior features: Chain link fencing; Patio

Interior

• Kitchen: Refrigerator; Electric oven
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open concept dining area; Other interior features
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 B — 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: John Robert Lewis Elementary School (math 5% / reading 7%, grade F, #1,154 of 1,228 statewide, top 94%, 733 students, 100% FRL); Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 students, 100% FRL); Westside High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,025 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); 257 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• This rent runs 35% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 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 $51k; list at $90k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1960 — 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. 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: 1.26% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $91,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3260 Toole Dr	0.00mi	3/1.0	1,064 (0%)	0mo	$84,500	$79	100
3220 Arnwood Ave	0.09mi	2/1.0 (-1)	1,076 (+1%)	1mo	$30,000	$28	88
1247 Carlisle Ave	0.30mi	3/2.0	1,050 (-1%)	2mo	$151,000	$144	78
3083 Montpelier Pl	0.41mi	3/1.0	1,080 (+2%)	1mo	$45,500	$42	77
1262 Macon Ave	0.30mi	3/1.0	1,096 (+3%)	8mo	$37,000	$34	75
1514 Dexter Ave	0.29mi	2/1.0 (-1)	1,128 (+6%)	6mo	$68,500	$61	66
1076 Carlisle Ave	0.56mi	3/1.0	1,025 (-4%)	4mo	$104,000	$101	64
1568 Burton Ave	0.32mi	3/1.0	1,192 (+12%)	3mo	$37,000	$31	63
3386 Seaton Dr	0.24mi	3/2.0	1,212 (+14%)	4mo	$148,000	$122	58
1426 Bailey Ave	0.55mi	3/1.0	988 (-7%)	11mo	$85,000	$86	54
3584 Log Cabin Dr	0.70mi	3/2.0	1,025 (-4%)	6mo	$130,000	$127	52
1269 James St	0.55mi	3/1.5	1,150 (+8%)	10mo	$130,000	$113	50

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $7,599
• Equity at exit: $13,419

10-year hold

• IRR: 18.1%
• Equity multiple: 2.61×
• Total profit: $40,670
• Equity at exit: $7,782

Cash invested: $25,200 (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 31204

• Rents YoY: 4.6%
• Active inventory: 257
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$472
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $319

Break-even live

Break-even rent $731

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $370	-5% $345	+0% $319	+5% $294	+10% $268
Rent	-10% $229	-5% $274	+0% $319	+5% $364	+10% $409
Rate	-1.0pp $364	-0.5pp $342	base $319	+0.5pp $296	+1.0pp $272

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	22d	1	0.35mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	22d	1	0.36mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	15d	1	0.39mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	15d	1	0.43mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	22d	1	0.43mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	22d	1	0.43mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	22d	1	0.43mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	22d	1	0.52mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	22d	1	0.57mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	45d	1	0.58mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	45d	1	0.61mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	45d	1	0.68mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	45d	1	0.76mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	22d	1	0.82mi
1835 Bethlea Ave Macon, GA	2.0	1.0	800	$900	$1.12	45d	1	0.84mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	45d	4	0.88mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	15d	1	0.91mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	22d	1	0.91mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	45d	1	0.95mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	22d	1	0.97mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	45d	1	0.99mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	22d	1	1.09mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	22d	1	1.11mi
4228 Mark Pl Macon, GA	4.0	1.5	1000	$1,300	$1.30	15d	1	1.29mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	45d	1	1.30mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	45d	1	1.32mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	45d	1	1.35mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	22d	1	1.35mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	45d	1	1.39mi
4158 Log Cabin Dr Macon, GA	3.0	1.5	1380	$1,375	$1.00	22d	1	1.41mi
4151 Log Cabin Dr Macon, GA	1.0–2.0	1.0–2.0	836	$1,434	$1.72	45d	1	1.44mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	45d	1	1.45mi
4265 Hillary Pl Macon, GA	4.0	2.0	1250	$1,450	$1.16	45d	1	1.46mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	45d	1	1.48mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	15d	1	1.50mi

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-27
   status Under Contract 454-char remark

   Show marketing remark (454 chars)

   Well positioned property offering a compelling value add opportunity. The home features fresh interior paint and a fenced backyard, providing a strong starting point for further enhancements. With a practical layout and solid structure, this property presents an excellent canvas for customization and long-term potential. Ideally suited for buyers seeking a project, the home is being sold as-is. A great opportunity to unlock value in a growing market.

3. 2026-04-27
   historical Active Under Contract

   Show marketing remark (454 chars)

   Well positioned property offering a compelling value add opportunity. The home features fresh interior paint and a fenced backyard, providing a strong starting point for further enhancements. With a practical layout and solid structure, this property presents an excellent canvas for customization and long-term potential. Ideally suited for buyers seeking a project, the home is being sold as-is. A great opportunity to unlock value in a growing market.

4. 2026-03-23
   listed $90,000 Active

   Show marketing remark (454 chars)

   Well positioned property offering a compelling value add opportunity. The home features fresh interior paint and a fenced backyard, providing a strong starting point for further enhancements. With a practical layout and solid structure, this property presents an excellent canvas for customization and long-term potential. Ideally suited for buyers seeking a project, the home is being sold as-is. A great opportunity to unlock value in a growing market.

5. 2026-03-23
   listed $90,000 New 454-char remark

   Show marketing remark (454 chars)

   Well positioned property offering a compelling value add opportunity. The home features fresh interior paint and a fenced backyard, providing a strong starting point for further enhancements. With a practical layout and solid structure, this property presents an excellent canvas for customization and long-term potential. Ideally suited for buyers seeking a project, the home is being sold as-is. A great opportunity to unlock value in a growing market.

6. 1998-01-20
   soldstatus $51,000

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$11/yr (+$1/mo · 1.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,621
• − Mortgage interest: −$5,041
• − Property taxes: −$817
• − Insurance: −$450
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,618
• Taxable income: $2,515
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,226/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

+76.5% since first listed

6 events — show timeline

• 2026-05-05 Pending — FMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-27 Contingent — FMLS
• 2026-03-23 Listed $90,000 GAMLS
• 2026-03-23 Listed $90,000 FMLS
• 1998-01-20 Sold (Public Records) $51,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $817 · +22.7% YoY. Source: county tax records.