112 Senora Pl · Macon-Bibb County, GA 31210

$199,000

3 bd · 2.0 ba · 1,948 sqft · SingleFamily public records · 7 Days on market

Built 1987 0.47 ac lot Est $261k · 24% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• 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

Investor's dream in the heart of North Macon! Located in Springdale Elementary district, this 3-bedroom, 2.5-bath home is priced to sell and full of potential. Features include a spacious floor plan, cozy fireplace, 2-car garage, and private backyard. Fantastic opportunity in an established neighborhood with great upside for investors or buyers ready to make it their own!

Key facts

• Private backyard
• Spacious floor plan
• North macon

Tags

• NORTH MACON
• SPRINGDALE ELEMENTARY DISTRICT
• SPACIOUS FLOOR PLAN
• COZY FIREPLACE
• PRIVATE BACKYARD
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Located in Rivoli Country subdivision; Property address: Macon, GA 31210; Lot size approximately 0.47 acre
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage; Garage door opener; 2 parking spaces; Garage at kitchen level
• Utilities: Public water; Public sewer; Cable available; Natural gas available; Sewer connected
• Home design: Single-family house; One story; Resale property
• Construction: Built in 1987
• Exterior features: Composition roof; Block foundation; Press board siding; City lot; Level lot

Interior

• Kitchen: Breakfast area; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Separate shower; Split bedroom floor plan; Great room; Sun room
• Laundry & utility: Laundry room; Laundry features: other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $177k (11.0% below list).
• Recommended offer: $177k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.5% 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: Springdale Elementary School (math 32% / reading 37%, grade F, #531 of 1,228 statewide, top 45%, 562 students, 100% FRL); Howard Middle School (math 16% / reading 30%, grade F, #321 of 470 statewide, top 69%, 992 students, 100% FRL); Howard High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,076 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 (+1.7%/yr); 238 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 62% 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 $177,170 (11.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $261,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Wera Pl	0.07mi	3/2.0	2,130 (+9%)	4mo	$215,000	$101	78
138 Rivoli Oaks Cir	0.30mi	4/3.0 (+1)	2,005 (+3%)	2mo	$278,000	$139	70
725 Summerwind Dr	0.46mi	3/2.0	1,956 (+0%)	10mo	$270,000	$138	69
5341 Northside Dr	0.38mi	4/2.5 (+1)	1,897 (-3%)	4mo	$226,600	$119	68
818 Silver Springs Dr	0.39mi	3/2.5	2,094 (+8%)	1mo	$328,000	$157	67
192 Rivoli Lndg	0.13mi	3/2.0	2,172 (+12%)	10mo	$335,000	$154	67
5133 Oaktree Dr	0.57mi	3/2.0	1,738 (-11%)	1mo	$280,500	$161	55
132 N Springs Ct	0.72mi	2/2.0 (-1)	1,946 (-0%)	8mo	$139,900	$72	55
304 Shannon Ct	0.45mi	4/3.0 (+1)	1,774 (-9%)	0mo	$236,888	$134	55
311 Shannon Ct	0.46mi	4/3.0 (+1)	1,774 (-9%)	2mo	$230,888	$130	53
305 Shannon Ct	0.46mi	4/3.0 (+1)	1,774 (-9%)	3mo	$221,888	$125	52
303 Shannon Ct	0.46mi	4/3.0 (+1)	1,774 (-9%)	4mo	$236,888	$134	52

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-27,901
• Equity at exit: $29,672

10-year hold

• IRR: -7.5%
• Equity multiple: 0.55×
• Total profit: $-24,915
• Equity at exit: $17,206

Cash invested: $55,720 (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: 238
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $104

Break-even live

Break-even rent $1,640

Max offer price $199,000

Occupancy floor 89%

Sensitivity live

Price	-10% $217	-5% $161	+0% $104	+5% $48	+10% $-8
Rent	-10% $-36	-5% $34	+0% $104	+5% $174	+10% $244
Rate	-1.0pp $204	-0.5pp $155	base $104	+0.5pp $53	+1.0pp $0

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,100	$0.82	23d	1	0.74mi
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,200	$0.89	45d	1	0.74mi
124 Brieghton Ct Macon, GA	4.0	2.5	2046	$2,500	$1.22	45d	1	0.97mi
425 Ashville Dr Macon, GA	4.0	2.5	2048	$2,035	$0.99	45d	1	1.00mi
810 Wesleyan Dr Macon, GA	3.0	2.0	1337	$1,900	$1.42	45d	1	1.28mi
526 Edgefield Way Macon, GA	4.0	2.5	2182	$2,400	$1.10	45d	1	1.42mi
5235 Bowman Rd Macon, GA	1.0–3.0	1.0–2.0	1225	$1,995	$1.63	15d	17	1.42mi
643 Millrun Ct Macon, GA	3.0	2.5	2355	$2,400	$1.02	45d	1	1.47mi
291 Plantation Centre Dr N Macon, GA	1.0–3.0	1.0–2.0	1066	$1,475	$1.38	15d	27	1.47mi

Listing history 6 events

1. 2026-06-09
   status $199,000 Under Contract 7 DOM
2. 2026-06-08
   days on market $199,000 New 7 DOM
3. 2026-06-07
   days on market $199,000 New 6 DOM
4. 2026-06-03
   days on market $199,000 New 2 DOM
5. 2026-06-01
   remarks 374-char remark

   Show marketing remark (374 chars)

   Investor's dream in the heart of North Macon! Located in Springdale Elementary district, this 3-bedroom, 2.5-bath home is priced to sell and full of potential. Features include a spacious floor plan, cozy fireplace, 2-car garage, and private backyard. Fantastic opportunity in an established neighborhood with great upside for investors or buyers ready to make it their own!

6. 2026-06-01
   listed $199,000 New 1 DOM

   Show marketing remark (374 chars)

   Investor's dream in the heart of North Macon! Located in Springdale Elementary district, this 3-bedroom, 2.5-bath home is priced to sell and full of potential. Features include a spacious floor plan, cozy fireplace, 2-car garage, and private backyard. Fantastic opportunity in an established neighborhood with great upside for investors or buyers ready to make it their own!

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $21,260
• − Mortgage interest: −$11,147
• − Property taxes: −$2,027
• − Insurance: −$995
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$5,789
• Taxable loss: −$2,099
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $1,755/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

+0.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $199,000 MGMLS
• 2026-06-01 Listed $199,000 CGMLS
• 2026-05-24 Listed $199,000 GAMLS

Property tax history

+7.5%/yr

Latest (2025): $2,027 · -1.3% YoY. Source: county tax records.