88 Knollwood Rd · Macon-Bibb County, GA 31020

$155,000

3 bd · 1.5 ba · 1,384 sqft · SingleFamily public records · 30 Days on market

Built 1967 0.45 ac lot Est $133k · 17% over

---

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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Ready to Move In. Recently Renovated! Fresh paint, new flooring, updated bathrooms, new kitchen cabinets with granite countertops, new ac , new ductwork & new water heater. Roof in good condition. Located on . 45 acres of land. Property Being Sold "AS IS".

Key facts

• 0.45 acre lot
• Garage
• Built 1967

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family detached residence; Residential property
• Construction: Brick exterior
• Exterior features: Brick construction; Lot dimensions approximately 150 x 170 x 150 x 170; Lot size about 0.45 acres; Crawl space basement

Interior

• Kitchen: Kitchen equipped with refrigerator, microwave, range, and disposal
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Refrigerator; Microwave; Range; Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• Twiggs County (rural): math 5% / reading 21% proficiency, ranked #164 of 174 in GA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jeffersonville Elementary (math 8% / reading 22%, grade F, #988 of 1,228 statewide, top 81%, 334 students, 53% FRL); Twiggs County High School (math 5% / reading 10%, grade F, #378 of 424 statewide, top 91%, 208 students, 51% FRL) — zoned schools average 52% FRL vs 79% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 7 units permitted in Twiggs County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Twiggs County population projected at -41% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($153k) 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.17% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $132,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Knollwood Rd	0.00mi	3/2.0	1,464 (+6%)	9mo	$140,000	$96	81

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: 20.2%
• Equity multiple: 2.15×
• Total profit: $49,844
• Equity at exit: $69,695

10-year hold

• IRR: 21.4%
• Equity multiple: 4.08×
• Total profit: $133,644
• Equity at exit: $107,408

Cash invested: $43,400 (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 31020

• Active inventory: 12
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $490

Break-even live

Break-even rent $1,200

Max offer price $155,000

Occupancy floor 68%

Sensitivity live

Price	-10% $578	-5% $534	+0% $490	+5% $446	+10% $402
Rent	-10% $346	-5% $418	+0% $490	+5% $562	+10% $634
Rate	-1.0pp $568	-0.5pp $530	base $490	+0.5pp $450	+1.0pp $409

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $155,000 Active 30 DOM
2. 2026-06-18
   days on market $155,000 Active 29 DOM
3. 2026-06-17
   remarks 290-char remark
4. 2026-06-17
   pricedays on market $155,000 Active 28 DOM
5. 2026-06-16
   days on market $160,000 Active 27 DOM
6. 2026-06-15
   days on market $160,000 Active 26 DOM
7. 2026-06-14
   days on market $160,000 Active 24 DOM
8. 2026-06-13
   days on market $160,000 Active 23 DOM
9. 2026-06-10
   remarks 268-char remark
10. 2026-06-10
    days on market $160,000 Active 21 DOM
11. 2026-06-09
    days on market $160,000 Active 20 DOM
12. 2026-06-08
    days on market $160,000 Active 19 DOM
13. 2026-06-07
    days on market $160,000 Active 18 DOM
14. 2026-06-03
    days on market $160,000 Active 14 DOM
15. 2026-06-02
    days on market $160,000 Active 13 DOM
16. 2026-06-01
    days on market $160,000 Active 12 DOM
17. 2026-05-31
    days on market $160,000 Active 11 DOM
18. 2026-05-30
    days on market $160,000 Active 10 DOM
19. 2026-05-19
    listed $160,000 Active
20. 2025-10-01
    soldstatus $140,000
21. 2025-09-25
    soldstatus $140,000 Closed 274-char remark

    Show marketing remark (274 chars)

    Ready to Move In. Recently Renovated! Fresh paint, new flooring, updated bathrooms, new kitchen cabinets with granite countertops, new ac , new ductwork & new water heater. Roof in good condition. Located on . 45 acres of land. Property Being Sold "AS IS".

22. 2025-08-30
    status Pending 274-char remark

    Show marketing remark (274 chars)

    Ready to Move In. Recently Renovated! Fresh paint, new flooring, updated bathrooms, new kitchen cabinets with granite countertops, new ac , new ductwork & new water heater. Roof in good condition. Located on . 45 acres of land. Property Being Sold "AS IS".

23. 2025-08-27
    status Active 274-char remark

    Show marketing remark (274 chars)

    Ready to Move In. Recently Renovated! Fresh paint, new flooring, updated bathrooms, new kitchen cabinets with granite countertops, new ac , new ductwork & new water heater. Roof in good condition. Located on . 45 acres of land. Property Being Sold "AS IS".

24. 2025-08-23
    status Pending 274-char remark

    Show marketing remark (274 chars)

    Ready to Move In. Recently Renovated! Fresh paint, new flooring, updated bathrooms, new kitchen cabinets with granite countertops, new ac , new ductwork & new water heater. Roof in good condition. Located on . 45 acres of land. Property Being Sold "AS IS".

25. 2025-08-05
    listed $136,000 Active 274-char remark

    Show marketing remark (274 chars)

    Ready to Move In. Recently Renovated! Fresh paint, new flooring, updated bathrooms, new kitchen cabinets with granite countertops, new ac , new ductwork & new water heater. Roof in good condition. Located on . 45 acres of land. Property Being Sold "AS IS".

ⓘ 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: $846 · $71/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$580/yr (+$48/mo · 68.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,845
• − Mortgage interest: −$8,682
• − Property taxes: −$846
• − Insurance: −$775
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$4,509
• Taxable income: $3,537
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $5,033/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: Twiggs County
• NCES district ID: 1305220
• Math proficiency: 5% ▼ -15.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $30,760
• Composite: 10.21/100
• National rank: #9795
• State rank: #164 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): 1,957

Population outlook (Twiggs County) Hauer SSP2

• Today (2025): 7,018 people
• By 2030: 6,369 · -9.2%
• By 2040: 5,162 · -26.4%
• By 2050: 4,168 · -40.6%
• By 2075: 2,964 · -57.8%
• By 2100: 2,624 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 33% Two or more races 2%

Political lean MEDSL · Twiggs

• 2024 margin: R (+14.7) · D 42.5% · R 57.2%
• 2008→2024 swing: -21.6pp toward R · 2008: 7.0pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+7.3 2016: R+1.6 2012: D+8.7 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+17.6% since first listed

7 events — show timeline

• 2026-05-19 Listed $160,000 CGMLS
• 2025-10-01 Sold (Public Records) $140,000 Public Records
• 2025-09-25 Sold (MLS) $140,000 CGMLS
• 2025-08-30 Pending — CGMLS
• 2025-08-27 Relisted — CGMLS
• 2025-08-23 Pending — CGMLS
• 2025-08-05 Listed $136,000 CGMLS