909 Johnson St · Macon-Bibb County, GA 31217

$50,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 200 Days on market

Built 1948 6,098 sqft lot $46/sqft · at area comps Est $48k · at est. ↓ 29% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.2/10.0
• ARV discount +5.4/15.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Home is being sold AS-IS.

Key facts

• 6,098 sq ft lot
• Built 1948
• Listed 200 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% 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 B — 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 fast (+10.8%/yr); 122 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• In year one you build about $3k of equity ($346 loan paydown + $2k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.15% ✓
• Cap rate: 18.73%
• Cash-on-cash: 44.43%
• DSCR: 2.98
• GRM: 3.9

CMA / ARV

• ARV (median comp): $47,774
• List price: $50,000
• Delta: 4.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
875 Artic Cir	0.22mi	2/1.0 (-1)	1,020 (-6%)	4mo	$40,000	$39	71
2074 Melton Ave	0.38mi	3/1.0	1,110 (+2%)	10mo	$117,000	$105	71
875 Artic Pl	0.26mi	2/1.0 (-1)	1,020 (-6%)	4mo	$40,000	$39	69
1152 Sunnydale Dr	0.18mi	3/1.0	1,014 (-7%)	20mo	$37,001	$36	64
1019 Sparkle Ave	0.19mi	2/1.0 (-1)	936 (-14%)	9mo	$24,000	$26	55
836 Sunnydale Dr	0.23mi	3/2.0	1,204 (+11%)	16mo	$82,000	$68	54
1244 Hall St	0.52mi	2/1.0 (-1)	988 (-9%)	3mo	$19,000	$19	53
882 Sunnydale Dr	0.23mi	3/2.0	1,242 (+14%)	19mo	$75,000	$60	46
1935 Pine Hill Dr	0.66mi	3/1.0	946 (-13%)	8mo	$50,000	$53	41
869 Roseview Dr	0.51mi	2/1.0 (-1)	1,009 (-7%)	23mo	$46,500	$46	40
1251 Boone St	0.59mi	3/2.0	1,208 (+11%)	19mo	$115,000	$95	34
1041 Hall St	0.69mi	4/2.0 (+1)	1,232 (+13%)	20mo	$50,000	$41	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 55.7%
• Equity multiple: 4.45×
• Total profit: $48,277
• Equity at exit: $26,268

10-year hold

• IRR: 56.3%
• Equity multiple: 10.43×
• Total profit: $132,034
• Equity at exit: $43,712

Cash invested: $14,000 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$262
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $518

Break-even live

Break-even rent $418

Max offer price $50,000

Occupancy floor 47%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	0.13mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	0.31mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.42mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	13d	1	0.54mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	43d	1	0.64mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	20d	1	0.67mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	20d	1	0.69mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	20d	1	0.70mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	43d	1	0.94mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	43d	1	0.95mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	43d	1	0.95mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	43d	1	0.95mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	0.95mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	0.97mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	1.03mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	1.04mi
2903 Skyline Rd Macon, GA	2.0	1.0	725	$960	$1.32	13d	1	1.31mi
2913 Skyline Rd Macon, GA	2.0	1.0	700	$910	$1.30	20d	1	1.34mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	20d	1	1.34mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	1.36mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	20d	1	1.36mi
2909 Skyline Rd Macon, GA	2.0	1.0	850	$910	$1.07	20d	1	1.37mi
2926 Skyline Rd Macon, GA	2.0	1.0	725	$910	$1.26	20d	1	1.38mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	1.48mi

Listing history 12 events

1. 2026-06-09
   statusdays on market $50,000 Under Contract 200 DOM
2. 2026-06-07
   days on market $50,000 Active 199 DOM
3. 2026-06-03
   days on market $50,000 Active 195 DOM
4. 2026-06-02
   days on market $50,000 Active 194 DOM
5. 2026-06-01
   days on market $50,000 Active 193 DOM
6. 2026-05-31
   days on market $50,000 Active 192 DOM
7. 2026-05-30
   days on market $50,000 Active 191 DOM
8. 2026-01-30
   status Price Change 25-char remark

   Show marketing remark (25 chars)

   Home is being sold AS-IS.

9. 2026-01-30
   price $50,000 25-char remark

   Show marketing remark (25 chars)

   Home is being sold AS-IS.

10. 2026-01-27
    historical Active Under Contract 25-char remark

    Show marketing remark (25 chars)

    Home is being sold AS-IS.

11. 2025-11-21
    listed $70,000 New 25-char remark

    Show marketing remark (25 chars)

    Home is being sold AS-IS.

12. 2025-11-21
    historical $70,000 25-char remark

    Show marketing remark (25 chars)

    Home is being sold AS-IS.

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $565 · $47/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,888
• − Mortgage interest: −$2,801
• − Property taxes: −$565
• − Insurance: −$250
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$1,455
• Taxable income: $5,755
• Est. tax owed @ 24.0%: −$1,381
• After-tax cash flow: $4,839/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

-28.6% since first listed

5 events — show timeline

• 2026-01-30 Relisted — GAMLS
• 2026-01-30 Price Changed $50,000 GAMLS
• 2026-01-27 Contingent — GAMLS
• 2025-11-21 Listed $70,000 GAMLS
• 2025-11-21 Coming Soon $70,000 GAMLS

Property tax history

+6.6%/yr

Latest (2025): $565 · +7.0% YoY. Source: county tax records.