4360 Mumford Rd · Macon-Bibb County, GA 31204

$119,900

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 23 Days on market

Built 1920 0.51 ac lot Est $88k · 36% over

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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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare dual-home investment opportunity in Macon at 4360 Mumford Rd! Two houses on one lot offer strong value-add potential: a remodeled 3BR/2BA needing cosmetic updates and cleanup, plus a 3BR/1BA in need of full rehab. Ideal for fix-and-flip, BRRRR, or house hack strategy with immediate income potential from the larger home and forced equity from the second. Located in established West Macon with strong rental demand and investor activity. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. Please refer to private remarks for showing instructions. 3D Matterport tour available.

Key facts

• Strong rental demand
• Remodeled 3br/2ba
• 0.51 acre lot

Tags

• REMODELED 3BR/2BA
• 3BR/1BA IN NEED OF FULL REHAB
• IMMEDIATE INCOME POTENTIAL
• STRONG RENTAL DEMAND

Property features AI

Exterior

• Parking: Parking pad with space for 2 vehicles
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single-story home; Vinyl siding; Property listed as fixer
• Construction: Vinyl siding construction; Composition and other roof materials; Slab foundation; Built with additional structure (second residence)
• Exterior features: Patio; Backyard with wood fencing; Second residence on the property; Paved city street frontage; Near public transport, schools, shopping, and a park

Interior

• Kitchen: Dishwasher; Gas cooktop; Refrigerator; Laminate counters
• Bedrooms: Six main-level bedrooms; Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; Master bathroom with double vanity
• Heating & cooling: Central heating; Ceiling fans; Window air units
• Interior features: One fireplace with gas starter in the living room; Double-pane windows; No common walls; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 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: Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 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 rising fast (+4.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.
• Current owner paid $96k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 1.07% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $87,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4106 Mumford Rd	0.20mi	3/1.0	1,276 (-3%)	11mo	$109,900	$86	77
4226 Robinson Cir	0.17mi	4/2.0 (+1)	1,275 (-3%)	3mo	$106,500	$84	76
3565 Log Cabin Dr	0.58mi	3/2.0	1,300 (-1%)	4mo	$53,000	$41	64
3669 Earl St	0.20mi	3/1.0	1,128 (-14%)	7mo	$75,000	$66	62
3529 Thorpe St	0.32mi	3/1.0	1,132 (-14%)	1mo	$42,000	$37	61
785 Ivy Brook Way	0.66mi	3/2.0	1,337 (+2%)	7mo	$200,000	$150	56
3715 American Blvd	0.50mi	2/1.5 (-1)	1,242 (-5%)	11mo	$48,500	$39	52
356 Hawthorn Trl	0.55mi	2/2.0 (-1)	1,317 (+0%)	16mo	$176,500	$134	51
3928 Grand Ave	0.70mi	4/2.5 (+1)	1,333 (+2%)	9mo	$70,000	$53	46
3419 Hillcrest Rd	0.71mi	2/2.0 (-1)	1,268 (-3%)	11mo	$75,000	$59	43
3402 Glynn Ave	0.72mi	3/2.0	1,203 (-8%)	8mo	$80,000	$67	41
630 Ivy Brook Way	0.65mi	4/2.5 (+1)	1,508 (+15%)	12mo	$218,000	$145	24

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,534
• Equity at exit: $17,877

10-year hold

• IRR: 10.0%
• Equity multiple: 1.83×
• Total profit: $27,852
• Equity at exit: $10,367

Cash invested: $33,572 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $248

Break-even live

Break-even rent $963

Max offer price $119,900

Occupancy floor 76%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	0.17mi
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	44d	1	0.38mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	13d	1	0.51mi
255 Hawthorn Trl Macon, GA	3.0	2.5	1566	$1,545	$0.99	44d	1	0.58mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	0.61mi
307 Ironwood Ct Macon, GA	3.0	2.5	1522	$1,695	$1.11	21d	1	0.65mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	13d	1	0.65mi
308 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.66mi
308 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	44d	1	0.66mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	21d	1	0.66mi
371 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.70mi
371 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	44d	1	0.70mi
373 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	44d	1	0.70mi
373 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.70mi
342 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.70mi
360 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.72mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	44d	1	0.76mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	13d	1	0.82mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	13d	1	0.84mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	0.86mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	0.86mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	44d	1	0.87mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	0.88mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.88mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.88mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.88mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	44d	1	0.89mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	21d	1	0.89mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	21d	1	0.90mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.92mi
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	13d	1	0.92mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	44d	1	0.92mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.94mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	0.96mi
3713 Greenbriar Rd E Macon, GA	3.0	2.0	1600	$1,250	$0.78	44d	1	1.07mi
3944 Easy St Macon, GA	3.0	2.0	1552	$1,350	$0.87	44d	1	1.09mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	1.09mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	13d	1	1.09mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	1.11mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	1.11mi

Listing history 34 events

1. 2026-06-19
   days on market $119,900 Active 23 DOM
2. 2026-06-18
   days on market $119,900 Active 22 DOM
3. 2026-06-17
   days on market $119,900 Active 21 DOM
4. 2026-06-16
   days on market $119,900 Active 20 DOM
5. 2026-06-15
   days on market $119,900 Active 19 DOM
6. 2026-06-14
   days on market $119,900 Active 17 DOM
7. 2026-06-13
   days on market $119,900 Active 16 DOM
8. 2026-06-10
   days on market $119,900 Active 14 DOM
9. 2026-06-09
   days on market $119,900 Active 13 DOM
10. 2026-06-09
    price $119,900 Active 12 DOM
11. 2026-06-08
    days on market $124,300 Active 12 DOM
12. 2026-06-07
    days on market $124,300 Active 11 DOM
13. 2026-06-03
    days on market $124,300 Active 7 DOM
14. 2026-06-02
    days on market $124,300 Active 6 DOM
15. 2026-06-01
    days on market $124,300 Active 5 DOM
16. 2026-05-31
    days on market $124,300 Active 4 DOM
17. 2026-05-30
    days on market $124,300 Active 3 DOM
18. 2026-05-27
    listed $124,300 Active 942-char remark

    Show marketing remark (942 chars)

    Rare dual-home investment opportunity in Macon at 4360 Mumford Rd! Two houses on one lot offer strong value-add potential: a remodeled 3BR/2BA needing cosmetic updates and cleanup, plus a 3BR/1BA in need of full rehab. Ideal for fix-and-flip, BRRRR, or house hack strategy with immediate income potential from the larger home and forced equity from the second. Located in established West Macon with strong rental demand and investor activity. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. Please refer to private remarks for showing instructions. 3D Matterport tour available.

19. 2026-05-27
    listed $124,300 Active

    Show marketing remark (942 chars)

    Rare dual-home investment opportunity in Macon at 4360 Mumford Rd! Two houses on one lot offer strong value-add potential: a remodeled 3BR/2BA needing cosmetic updates and cleanup, plus a 3BR/1BA in need of full rehab. Ideal for fix-and-flip, BRRRR, or house hack strategy with immediate income potential from the larger home and forced equity from the second. Located in established West Macon with strong rental demand and investor activity. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. Please refer to private remarks for showing instructions. 3D Matterport tour available.

20. 2026-05-27
    listed $124,300 New 942-char remark

    Show marketing remark (942 chars)

    Rare dual-home investment opportunity in Macon at 4360 Mumford Rd! Two houses on one lot offer strong value-add potential: a remodeled 3BR/2BA needing cosmetic updates and cleanup, plus a 3BR/1BA in need of full rehab. Ideal for fix-and-flip, BRRRR, or house hack strategy with immediate income potential from the larger home and forced equity from the second. Located in established West Macon with strong rental demand and investor activity. The photos have been generated with AI to show potential after items are removed. We have a new investor loan program with great rates and terms, contact us to learn more, and we can get you approved in 24 hours. This property is being sold as-is. Prospective buyers are encouraged to perform all necessary inspections and evaluations prior to purchase. Do not use ShowingTime. The agent is ONLY transactional. Please refer to private remarks for showing instructions. 3D Matterport tour available.

21. 2025-08-29
    status Under Contract
22. 2025-08-28
    historical
23. 2025-08-21
    listed $18,900 New
24. 2023-10-20
    soldstatus $96,000
25. 2023-10-18
    soldstatus $80,000 Closed
26. 2023-10-18
    soldstatus $80,000 Sold
27. 2023-09-25
    status Under Contract
28. 2023-09-25
    status Pending
29. 2023-09-12
    price $90,000
30. 2023-09-12
    price $90,000
31. 2023-09-09
    price $110,000
32. 2023-09-09
    price $110,000
33. 2023-08-18
    listed $120,000 Active
34. 2023-08-16
    listed $120,000 New

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$119/yr (+$10/mo · 12.0%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,328
• − Mortgage interest: −$6,716
• − Property taxes: −$984
• − Insurance: −$600
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,488
• Taxable income: $1,087
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $2,719/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

+3.6% since first listed

17 events — show timeline

• 2026-05-27 Listed $124,300 MGMLS
• 2026-05-27 Listed $124,300 GAMLS
• 2026-05-27 Listed $124,300 FMLS
• 2025-08-29 Pending — GAMLS
• 2025-08-28 Listing Removed — GAMLS
• 2025-08-21 Listed $18,900 GAMLS
• 2023-10-20 Sold (Public Records) $96,000 Public Records
• 2023-10-18 Sold (MLS) $80,000 GAMLS
• 2023-10-18 Sold (MLS) $80,000 FMLS
• 2023-09-25 Pending — GAMLS
• 2023-09-25 Pending — FMLS
• 2023-09-12 Price Changed $90,000 FMLS
• 2023-09-12 Price Changed $90,000 GAMLS
• 2023-09-09 Price Changed $110,000 GAMLS
• 2023-09-09 Price Changed $110,000 FMLS
• 2023-08-18 Listed $120,000 FMLS
• 2023-08-16 Listed $120,000 GAMLS

Property tax history

+13.5%/yr

Latest (2025): $984 · +4.3% YoY. Source: county tax records.