405 Amberly Ct · Macon-Bibb County, GA 31210

$215,000

3 bd · 2.5 ba · 2,082 sqft · SingleFamily public records · 86 Days on market

Built 1998 0.29 ac lot $103/sqft · 24% below area Est $311k · 31% under $60/mo HOA · 3% of rent

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• 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

Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

Key facts

• Private backyard
• Well manicured yard
• Cozy fireplace

Tags

• MODERN KITCHEN
• COZY FIREPLACE
• WELL MANICURED YARD
• PRIVATE BACKYARD
• SERENE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $209k (2.8% below list).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Market conditions: Rents rising (+1.7%/yr); 235 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).
• This rent runs 32% of the median local income ($78k/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 $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 86 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $85k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $310,558
• List price: $215,000
• Delta: -30.77%
• 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
205 Ashbrooke Ct	0.14mi	4/2.5 (+1)	2,150 (+3%)	5mo	$275,000	$128	78
643 Millrun Ct	0.11mi	3/2.5	2,335 (+12%)	3mo	$297,000	$127	72
141 Brookefield Dr	0.04mi	4/2.5 (+1)	2,206 (+6%)	21mo	$323,000	$146	66
132 Brookefield Dr	0.08mi	4/2.5 (+1)	2,338 (+12%)	12mo	$324,900	$139	60
578 Edgefield Way	0.39mi	4/2.5 (+1)	2,273 (+9%)	4mo	$319,000	$140	58
5150 Bowman Rd	0.48mi	3/3.0	1,848 (-11%)	1mo	$249,900	$135	56
1596 Wesleyan Bowman Rd	0.49mi	3/2.5	2,134 (+2%)	21mo	$315,000	$148	56
564 Edgefield Way	0.38mi	4/2.5 (+1)	2,195 (+5%)	16mo	$335,000	$153	55
224 Chadwick Cir	0.39mi	3/2.0	1,834 (-12%)	6mo	$245,000	$134	55
114 Chadwick Dr	0.65mi	3/2.5	2,043 (-2%)	19mo	$230,000	$113	51
1443 Craddock Way	0.73mi	3/2.5	2,144 (+3%)	21mo	$306,000	$143	43
128 Chadwick Dr	0.56mi	3/4.0	1,790 (-14%)	12mo	$215,000	$120	34

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-27,054
• Equity at exit: $32,057

10-year hold

• IRR: -5.6%
• Equity multiple: 0.66×
• Total profit: $-20,706
• Equity at exit: $18,589

Cash invested: $60,200 (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 31210

• Rents YoY: 1.7%
• Active inventory: 235
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$90
• HOA: −$60
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $164

Break-even live

Break-even rent $1,884

Max offer price $215,000

Occupancy floor 87%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 Edgefield Way Macon, GA	4.0	2.5	2182	$2,400	$1.10	44d	1	0.09mi
643 Millrun Ct Macon, GA	3.0	2.5	2355	$2,400	$1.02	44d	1	0.10mi
5235 Bowman Rd Macon, GA	1.0–3.0	1.0–2.0	1225	$1,995	$1.63	13d	17	0.19mi
1644 Bass Rd Macon, GA	3.0	2.0	1486	$1,825	$1.23	44d	1	0.85mi
124 Brieghton Ct Macon, GA	4.0	2.5	2046	$2,500	$1.22	44d	1	0.92mi
425 Ashville Dr Macon, GA	4.0	2.5	2048	$2,035	$0.99	44d	1	1.14mi
325 Veranda Park Ln Macon, GA	4.0	2.5	2187	$2,500	$1.14	13d	1	1.21mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 27 events

1. 2026-06-03
   status $215,000 Under Contract 86 DOM
2. 2026-06-02
   days on market $215,000 Active 86 DOM
3. 2026-06-01
   days on market $215,000 Active 85 DOM
4. 2026-05-31
   days on market $215,000 Active 84 DOM
5. 2026-05-30
   days on market $215,000 Active 83 DOM
6. 2026-05-18
   price $220,000 454-char remark

   Show marketing remark (454 chars)

   Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

7. 2026-05-13
   price $225,000 454-char remark

   Show marketing remark (454 chars)

   Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

8. 2026-04-30
   status Back On Market 454-char remark

   Show marketing remark (454 chars)

   Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

9. 2026-04-10
   status Under Contract 454-char remark

   Show marketing remark (454 chars)

   Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

10. 2026-03-23
    price $230,000 454-char remark

    Show marketing remark (454 chars)

    Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

11. 2026-03-19
    price $235,000 454-char remark

    Show marketing remark (454 chars)

    Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

12. 2026-03-13
    price $239,999 454-char remark

    Show marketing remark (454 chars)

    Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

13. 2026-03-06
    price $249,999 454-char remark

    Show marketing remark (454 chars)

    Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

14. 2026-03-01
    price $259,999 454-char remark

    Show marketing remark (454 chars)

    Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

15. 2026-02-22
    price $279,999 454-char remark

    Show marketing remark (454 chars)

    Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

16. 2026-02-16
    listed $299,999 New 454-char remark

    Show marketing remark (454 chars)

    Welcome to this beautifully maintained home at 405 Amberly Ct in Macon, GA. This charming residence features spacious living areas filled with natural light, a modern kitchen with updated appliances, and a cozy fireplace in the living room. The exterior boasts a well-manicured yard and a private backyard appropriate for relaxation. Conveniently located near schools, shopping, and dining options. Experience comfortable living in a serene neighborhood.

17. 2025-04-25
    price $262,900
18. 2025-04-25
    historical
19. 2025-04-01
    price $274,900
20. 2025-04-01
    price $274,900
21. 2025-03-13
    price $288,000
22. 2025-03-13
    price $288,000
23. 2025-02-24
    listed $289,900 New
24. 2017-04-26
    soldstatus $175,000
25. 2006-09-26
    soldstatus $190,000
26. 2001-03-27
    soldstatus $166,500
27. 1997-06-30
    soldstatus $24,000

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,531 · $211/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 60% 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: $25,090
• − Mortgage interest: −$12,043
• − Property taxes: −$2,531
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$720
• − Depreciation: −$6,255
• Taxable loss: −$1,548
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $2,337/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

+816.7% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $220,000 GAMLS
• 2026-05-13 Price Changed $225,000 GAMLS
• 2026-04-30 Relisted — GAMLS
• 2026-04-10 Pending — GAMLS
• 2026-03-23 Price Changed $230,000 GAMLS
• 2026-03-19 Price Changed $235,000 GAMLS
• 2026-03-13 Price Changed $239,999 GAMLS
• 2026-03-06 Price Changed $249,999 GAMLS
• 2026-03-01 Price Changed $259,999 GAMLS
• 2026-02-22 Price Changed $279,999 GAMLS
• 2026-02-16 Listed $299,999 GAMLS
• 2025-04-25 Price Changed $262,900 MGMLS
• 2025-04-25 Listing Removed — GAMLS
• 2025-04-01 Price Changed $274,900 GAMLS
• 2025-04-01 Price Changed $274,900 MGMLS
• 2025-03-13 Price Changed $288,000 MGMLS
• 2025-03-13 Price Changed $288,000 GAMLS
• 2025-02-24 Listed $289,900 GAMLS
• 2017-04-26 Sold (Public Records) $175,000 Public Records
• 2006-09-26 Sold (Public Records) $190,000 Public Records
• 2001-03-27 Sold (Public Records) $166,500 Public Records
• 1997-06-30 Sold (Public Records) $24,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,531 · +6.3% YoY. Source: county tax records.