8494 Lower Thomaston Rd · Macon-Bibb County, GA 31052

$199,900

2 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 34 Days on market

Built 1955 3.80 ac lot $145/sqft · at area comps Est $269k · 26% under ↓ 9% since listing

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Why this score? — see what drove the D+ 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sitting on 3.6 acres in a beautiful country setting is 8494 Lower Thomaston Road. Aged to perfection with a metal roof, lvp and tile floors, solid wood cabinets and large rooms, to include a magnificent sunroom with lots of natural light. Potential for four bedrooms. .. you have your little spot of paradise in Lizella. Outside are several storage buildings, clearings for your animals, and completely fenced. You won't want to leave once you come home. Take a look

Key facts

• 3.6 acres
• Solid wood cabinets
• Magnificent sunroom

Tags

• 3.6 ACRES
• METAL ROOF
• SOLID WOOD CABINETS
• MAGNIFICENT SUNROOM
• NATURAL LIGHT
• SEVERAL STORAGE BUILDINGS

Property features AI

Finance

• Other: Lot about 3.8 acres
• HOA & community: No homeowners association

Exterior

• Parking: Garage
• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 1955
• Exterior features: Composition roof; Stucco and vinyl siding

Interior

• Kitchen: Oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One-level living; Sun room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $171k (14.6% below list).
• Recommended offer: $171k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.4% in Macon-Bibb County — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Skyview Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 455 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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: 111 active listings in the ZIP; 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 $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 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,720 (14.6% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (median comp): $269,135
• List price: $199,900
• Delta: -25.73%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-26,187
• Equity at exit: $29,806

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-14,965
• Equity at exit: $17,284

Cash invested: $55,972 (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 31052

• Home prices YoY: -19.2%
• Active inventory: 111
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $98

Break-even live

Break-even rent $1,583

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $211	-5% $155	+0% $98	+5% $42	+10% $-15
Rent	-10% $-37	-5% $31	+0% $98	+5% $166	+10% $233
Rate	-1.0pp $199	-0.5pp $149	base $98	+0.5pp $46	+1.0pp $-6

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $199,900 Active 34 DOM
2. 2026-06-18
   days on market $199,900 Active 33 DOM
3. 2026-06-17
   days on market $199,900 Active 32 DOM
4. 2026-06-16
   days on market $199,900 Active 31 DOM
5. 2026-06-15
   days on market $199,900 Active 30 DOM
6. 2026-06-14
   days on market $199,900 Active 28 DOM
7. 2026-06-13
   days on market $199,900 Active 27 DOM
8. 2026-06-10
   days on market $199,900 Active 25 DOM
9. 2026-06-09
   days on market $199,900 Active 24 DOM
10. 2026-06-08
    days on market $199,900 Active 23 DOM
11. 2026-06-07
    statusdays on market $199,900 Active 22 DOM
12. 2026-06-03
    status $199,900 Under Contract 19 DOM
13. 2026-06-02
    days on market $199,900 Active 19 DOM

    Show marketing remark (467 chars)

    Sitting on 3.6 acres in a beautiful country setting is 8494 Lower Thomaston Road. Aged to perfection with a metal roof, lvp and tile floors, solid wood cabinets and large rooms, to include a magnificent sunroom with lots of natural light. Potential for four bedrooms. .. you have your little spot of paradise in Lizella. Outside are several storage buildings, clearings for your animals, and completely fenced. You won't want to leave once you come home. Take a look!

14. 2026-06-01
    days on market $199,900 Active 18 DOM
15. 2026-05-31
    statusdays on market $199,900 Active 17 DOM
16. 2026-05-30
    days on market $199,900 Back On Market 16 DOM
17. 2026-05-06
    listed $220,000 New 481-char remark
18. 2026-05-05
    listed $220,000 Active 467-char remark

    Show marketing remark (467 chars)

    Sitting on 3.6 acres in a beautiful country setting is 8494 Lower Thomaston Road. Aged to perfection with a metal roof, lvp and tile floors, solid wood cabinets and large rooms, to include a magnificent sunroom with lots of natural light. Potential for four bedrooms. .. you have your little spot of paradise in Lizella. Outside are several storage buildings, clearings for your animals, and completely fenced. You won't want to leave once you come home. Take a look!

19. 2026-05-05
    listed $220,000 Active

    Show marketing remark (467 chars)

    Sitting on 3.6 acres in a beautiful country setting is 8494 Lower Thomaston Road. Aged to perfection with a metal roof, lvp and tile floors, solid wood cabinets and large rooms, to include a magnificent sunroom with lots of natural light. Potential for four bedrooms. .. you have your little spot of paradise in Lizella. Outside are several storage buildings, clearings for your animals, and completely fenced. You won't want to leave once you come home. Take a look!

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$413/yr (+$34/mo · 29.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,486
• − Mortgage interest: −$11,198
• − Property taxes: −$1,426
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$5,815
• Taxable loss: −$2,229
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $1,715/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
• City population: 143,186
• Population (ZIP): 9,308

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 White (68%)
• Race & ethnicity: White 68% Black 23% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -47.49%
• Current HPI: 200.3778
• 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

-9.1% since first listed

18 events — show timeline

• 2026-06-04 Relisted — MGMLS
• 2026-06-04 Relisted — GAMLS
• 2026-06-04 Relisted — CGMLS
• 2026-06-02 Contingent — MGMLS
• 2026-06-02 Pending — CGMLS
• 2026-06-02 Pending — GAMLS
• 2026-05-28 Relisted — CGMLS
• 2026-05-28 Relisted — MGMLS
• 2026-05-28 Relisted — GAMLS
• 2026-05-27 Pending — CGMLS
• 2026-05-27 Contingent — MGMLS
• 2026-05-27 Pending — GAMLS
• 2026-05-20 Price Changed $199,900 MGMLS
• 2026-05-20 Price Changed $199,900 CGMLS
• 2026-05-20 Price Changed $199,900 GAMLS
• 2026-05-06 Listed $220,000 GAMLS
• 2026-05-05 Listed $220,000 CGMLS
• 2026-05-05 Listed $220,000 MGMLS

Property tax history

+10.4%/yr

Latest (2025): $1,426 · -1.3% YoY. Source: county tax records.