114 Greentree Pkwy · Macon-Bibb County, GA 31220

$134,900

2 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 36 Days on market

Built 1972 0.25 ac lot $98/sqft · 23% below area Est $178k · 24% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a wooded lot along Greentree Pkwy, this 4-bedroom, 2-bath home delivers something truly rare in Macon - the peaceful, tucked-away feeling of the North Georgia mountains while being just five minutes from shopping, dining, and I-475. Step out the back door and you're greeted by the sounds of your own private creek and waterfall, completely surrounded by mature hardwoods and wooded lots on all sides. This is not a cookie-cutter subdivision home. This is a nature retreat. A beloved older gentleman called this place home for years and was only forced to leave when it came time to downsize. That kind of long-term ownership tells you everything you need to know - this home has been

Key facts

• Mature hardwoods
• Gated community
• Wooded lot

Tags

• WOODED LOT
• PRIVATE CREEK
• WATERFALL
• MATURE HARDWOODS
• GATED COMMUNITY
• 186 ACRE LAKE

Property features AI

Finance

• Other: Lot about 0.25 acre; Public records used for living area and lot size
• HOA & community: Association membership; Association fees cover maintenance of grounds, reserve fund, security, swimming, and tennis

Exterior

• Parking: Off-street parking
• Security: Gated community; Community security included in association
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Phone available; Sewer connected; Water available
• Home design: Single family residence; House; Two levels; Built in 1972; Fixer condition
• Construction: Wood siding; Composition roof; Concrete basement
• Exterior features: Greenbelt; Waterfall; Clubhouse; Lake; Park; Playground; Pool; Shared dock; Tennis courts; Gated community

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 4 bedrooms (2 on the main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Beamed ceilings; Office
• Laundry & utility: Washer and dryer; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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: Heritage Elementary School (math 14% / reading 24%, grade F, #917 of 1,228 statewide, top 75%, 564 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 falling (-4.0%/yr); 126 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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 36 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $135k implies a 59% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1972 — 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: 1.09% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (median comp): $178,028
• List price: $134,900
• Delta: -24.23%
• 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
109 Greentree Pkwy	0.04mi	3/2.0 (+1)	1,327 (-4%)	3mo	$157,000	$118	84
2009 Greentree Pkwy	0.25mi	3/2.0 (+1)	1,343 (-2%)	1mo	$189,000	$141	79
1132 Waluhiyi Trl	0.25mi	3/2.0 (+1)	1,336 (-3%)	4mo	$154,900	$116	75
2268 Unaliyi Trl	0.23mi	3/2.0 (+1)	1,232 (-10%)	6mo	$143,000	$116	61
934 Waluhiyi Trl	0.23mi	3/1.5 (+1)	1,232 (-10%)	7mo	$135,000	$110	59
616 Will Scarlet Way	0.67mi	3/2.0 (+1)	1,419 (+3%)	2mo	$106,000	$75	56
959 S Confederate Dr	0.70mi	3/2.0 (+1)	1,394 (+1%)	6mo	$212,000	$152	55
637 Will Scarlet Way	0.62mi	3/2.5 (+1)	1,516 (+10%)	1mo	$200,000	$132	46
933 Chisholm Trl	0.56mi	3/2.0 (+1)	1,541 (+12%)	6mo	$199,500	$129	44
589 Bristle Cone Dr	0.64mi	3/2.0 (+1)	1,531 (+11%)	4mo	$205,500	$134	43
981 Santa Fe Trl	0.62mi	3/2.0 (+1)	1,190 (-14%)	4mo	$119,000	$100	40
1199 Runnymede Ln	0.69mi	3/2.0 (+1)	1,196 (-13%)	1mo	$79,000	$66	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.86×
• Total profit: $-5,423
• Equity at exit: $20,114

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $5,222
• Equity at exit: $11,664

Cash invested: $37,772 (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 31220

• Home prices YoY: -19.7%
• Rents YoY: -4.0%
• Active inventory: 126
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$707
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $326

Break-even live

Break-even rent $1,059

Max offer price $134,900

Occupancy floor 73%

Sensitivity live

Price	-10% $403	-5% $365	+0% $326	+5% $288	+10% $250
Rent	-10% $210	-5% $268	+0% $326	+5% $385	+10% $443
Rate	-1.0pp $394	-0.5pp $361	base $326	+0.5pp $291	+1.0pp $256

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Will Scarlet Way Macon, GA	3.0	2.0	1212	$1,475	$1.22	21d	1	0.70mi
195 Ashton Dr Macon, GA	1.0	1.0	1350	$1,200	$0.89	44d	1	0.71mi
861 S Plantation Pkwy Macon, GA	3.0	2.0	1232	$1,500	$1.22	21d	1	0.73mi
6229 Thomaston Rd Macon, GA	1.0–3.0	1.0–2.0	1166	$1,258	$1.08	14d	11	0.83mi
405 Bohannon Dr Macon, GA	3.0	2.0	1155	$1,645	$1.42	21d	1	1.13mi
405 Bohannon Dr Macon, GA	3.0	2.0	1155	$1,645	$1.42	44d	1	1.13mi
305 McCleary Ln Macon, GA	3.0	2.0	1416	$1,895	$1.34	14d	1	1.27mi
187 Lochwolde Dr Macon, GA	3.0	2.0	1155	$1,685	$1.46	21d	1	1.29mi
6001 Thomaston Rd Macon, GA	1.0–3.0	1.0–2.0	1140	$1,780	$1.56	44d	1	1.49mi
6001 Thomaston Rd Macon, GA	1.0–3.0	1.0–2.0	1140	$1,423	$1.25	14d	11	1.49mi

Listing history 18 events

1. 2026-06-19
   days on market $134,900 Active 36 DOM
2. 2026-06-18
   days on market $134,900 Active 35 DOM
3. 2026-06-17
   days on market $134,900 Active 34 DOM
4. 2026-06-16
   days on market $134,900 Active 33 DOM
5. 2026-06-15
   days on market $134,900 Active 32 DOM
6. 2026-06-14
   days on market $134,900 Active 30 DOM
7. 2026-06-13
   days on market $134,900 Active 29 DOM
8. 2026-06-10
   days on market $134,900 Active 27 DOM
9. 2026-06-09
   days on market $134,900 Active 26 DOM
10. 2026-06-08
    days on market $134,900 Active 25 DOM
11. 2026-06-07
    days on market $134,900 Active 24 DOM
12. 2026-06-03
    days on market $134,900 Active 20 DOM
13. 2026-06-02
    days on market $134,900 Active 19 DOM
14. 2026-06-01
    days on market $134,900 Active 18 DOM
15. 2026-05-31
    days on market $134,900 Active 17 DOM
16. 2026-05-30
    days on market $134,900 Active 16 DOM
17. 2026-05-14
    listed $134,900 New 1655-char remark
18. 2007-05-02
    soldstatus $85,000

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$362/yr (+$30/mo · 41.1%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,671
• − Mortgage interest: −$7,556
• − Property taxes: −$879
• − Insurance: −$674
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$3,924
• Taxable income: $1,809
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,483/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): 16,494
• Household income: $88,434
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 453.0

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 0.60)
• Race & ethnicity: White 46% Black 43% Asian 5% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 2% Korean 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: ▼ -48.61%
• Current HPI: 198.3399
• Rent YoY: ▼ -4.04%
• 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

+58.7% since first listed

2 events — show timeline

• 2026-05-14 Listed $134,900 GAMLS
• 2007-05-02 Sold (Public Records) $85,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $879 · -1.5% YoY. Source: county tax records.