2750 Lakeshore Dr · Macon-Bibb County, GA 31217

$90,000

2 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 355 Days on market

Built 1939 0.34 ac lot $66/sqft · 18% below area Est $110k · 18% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to this beautifully updated 2 bedroom, 1-bath home in East Macon. Featuring fresh interior paint and durable waterproof LVP flooring throughout most of the home, this property also preserves its original charm with classic hardwood floors in the living room. The versatile back room was used recently used as a third bedroom and offers an extra quiet space, perfect for a home office or flex area. The kitchen includes a gas stove and a stainless steel refrigerator, and the 2019 washer and dryer are included. Central heating and air ensure year-round comfort. Step outside to a spacious yard ideal for outdoor living, gardening, or play. A producing plum tree graces the front yard, while deer are known to visit and chill in the peaceful backyard, all year around. Whether you're looking for a comfortable home or a great investment property, this one checks all the boxes.

Key facts

• Gas stove
• Updated home
• Versatile back room

Tags

• UPDATED HOME
• WATERPROOF LVP FLOORING
• CLASSIC HARDWOOD FLOORS
• VERSATILE BACK ROOM
• GAS STOVE
• STAINLESS STEEL REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $359 ($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: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 A — 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.
• Market conditions: Rents rising fast (+10.8%/yr); 122 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 355 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 355 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. 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: 1.29% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (median comp): $109,824
• List price: $90,000
• Delta: -18.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3451 Finneydale Dr	0.71mi	3/2.0 (+1)	1,325 (-3%)	3mo	$20,000	$15	51
875 Perry Dr	0.71mi	3/2.0 (+1)	1,444 (+6%)	9mo	$33,000	$23	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 2.83×
• Total profit: $46,228
• Equity at exit: $47,283

10-year hold

• IRR: 31.1%
• Equity multiple: 6.42×
• Total profit: $136,544
• Equity at exit: $78,682

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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$472
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $359

Break-even live

Break-even rent $711

Max offer price $90,000

Occupancy floor 64%

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	13d	1	0.44mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	21d	1	0.84mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	44d	1	0.95mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	21d	1	0.99mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	43d	1	1.00mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	43d	1	1.00mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	43d	1	1.00mi
3358 Club Dr Macon, GA	3.0	1.5	1218	$900	$0.74	43d	1	1.00mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	43d	1	1.05mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	13d	1	1.05mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	21d	1	1.13mi
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	13d	1	1.19mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	1.40mi

Listing history 9 events

1. 2026-05-30
   days on market $90,000 Active 355 DOM
2. 2025-11-29
   price $90,000 884-char remark

   Show marketing remark (884 chars)

   Welcome to this beautifully updated 2 bedroom, 1-bath home in East Macon. Featuring fresh interior paint and durable waterproof LVP flooring throughout most of the home, this property also preserves its original charm with classic hardwood floors in the living room. The versatile back room was used recently used as a third bedroom and offers an extra quiet space, perfect for a home office or flex area. The kitchen includes a gas stove and a stainless steel refrigerator, and the 2019 washer and dryer are included. Central heating and air ensure year-round comfort. Step outside to a spacious yard ideal for outdoor living, gardening, or play. A producing plum tree graces the front yard, while deer are known to visit and chill in the peaceful backyard, all year around. Whether you're looking for a comfortable home or a great investment property, this one checks all the boxes.

3. 2025-06-09
   listed $100,000 Active 884-char remark

   Show marketing remark (884 chars)

   Welcome to this beautifully updated 2 bedroom, 1-bath home in East Macon. Featuring fresh interior paint and durable waterproof LVP flooring throughout most of the home, this property also preserves its original charm with classic hardwood floors in the living room. The versatile back room was used recently used as a third bedroom and offers an extra quiet space, perfect for a home office or flex area. The kitchen includes a gas stove and a stainless steel refrigerator, and the 2019 washer and dryer are included. Central heating and air ensure year-round comfort. Step outside to a spacious yard ideal for outdoor living, gardening, or play. A producing plum tree graces the front yard, while deer are known to visit and chill in the peaceful backyard, all year around. Whether you're looking for a comfortable home or a great investment property, this one checks all the boxes.

4. 2025-01-30
   historical
5. 2024-07-19
   listed $110,000 New
6. 2019-07-05
   soldstatus $30,000
7. 2019-06-03
   listed $33,000
8. 2018-10-25
   soldstatus $23,500
9. 2018-08-28
   listed $26,900

ⓘ 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: $630 · $52/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$198/yr (+$17/mo · 31.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,983
• − Mortgage interest: −$5,041
• − Property taxes: −$630
• − Insurance: −$450
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,618
• Taxable income: $3,007
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $3,582/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

+234.6% since first listed

8 events — show timeline

• 2025-11-29 Price Changed $90,000 MGMLS
• 2025-06-09 Listed $100,000 MGMLS
• 2025-01-30 Listing Removed — GAMLS
• 2024-07-19 Listed $110,000 GAMLS
• 2019-07-05 Sold (MLS) $30,000 CGMLS
• 2019-06-03 Listed $33,000 CGMLS
• 2018-10-25 Sold (MLS) $23,500 MGMLS
• 2018-08-28 Listed $26,900 MGMLS

Property tax history

+9.7%/yr

Latest (2025): $630 · -1.3% YoY. Source: county tax records.