1094 Triple Hill Dr · Macon-Bibb County, GA 31206

$49,900

3 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 632 Days on market

Built 1920 0.29 ac lot $48/sqft · 14% below area Est $58k · 14% under ↓ 27% 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
• ARV discount +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• 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 OPPORTUNITY! This property is located in a rapidly developing area, perfect for investors. Whether you're seeking a primary residence or a lucrative investment, this property offers great potential. Tenant-occupied and SOLD AS-IS. The seller will not make any repairs. For inquiries, please text Andreina Canache.

Key facts

• Lucrative investment
• 0.29 acre lot
• Built 1920

Tags

• RAPIDLY DEVELOPING AREA
• LUCRATIVE INVESTMENT

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 $536 ($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 19.2% 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 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 (+5.0%/yr); 207 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 43% of the median local income ($30k/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 $345 of loan paydown is wiped out by about $1k 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 + 5.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 632 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 632 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 1920 — 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: 2.17% ✓
• Cap rate: 19.17%
• Cash-on-cash: 46.01%
• DSCR: 3.05
• GRM: 3.8

CMA / ARV

• ARV (median comp): $58,280
• List price: $49,900
• Delta: -14.38%
• 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
1322 Triple Hill Dr	0.28mi	2/1.0 (-1)	1,117 (+7%)	6mo	$27,500	$25	65
1347 Schley St	0.72mi	3/1.0	1,063 (+2%)	1mo	$45,500	$43	62
1388 Lakeview Cir	0.34mi	2/1.0 (-1)	1,140 (+9%)	6mo	$35,000	$31	58
826 W Grenada Ter	0.61mi	2/1.0 (-1)	1,075 (+3%)	4mo	$35,000	$33	58
3366 Pio Nono Cir	0.50mi	3/1.0	962 (-8%)	8mo	$106,000	$110	58
1138 Newberg Ave	0.68mi	3/1.0	1,106 (+6%)	6mo	$82,000	$74	53
4370 Mikado Ave	0.62mi	2/1.5 (-1)	1,098 (+5%)	6mo	$50,000	$46	50
1341 Glendale Ave	0.61mi	3/1.0	912 (-12%)	2mo	$34,500	$38	49
562 Richmond St	0.73mi	2/1.0 (-1)	972 (-7%)	6mo	$15,000	$15	45
1254 W Grenada Ter	0.57mi	3/2.0	1,188 (+14%)	3mo	$100,000	$84	43
706 Villa Esta Ave	0.59mi	4/1.0 (+1)	1,184 (+14%)	4mo	$19,900	$17	41
706 Villa Esta Ave	0.59mi	4/1.0 (+1)	1,184 (+14%)	4mo	$19,900	$17	41

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 3.02×
• Total profit: $28,293
• Equity at exit: $7,440

10-year hold

• IRR: 52.2%
• Equity multiple: 6.60×
• Total profit: $78,244
• Equity at exit: $4,314

Cash invested: $13,972 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,085 high
• Mortgage (P&I): −$262
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $536

Break-even live

Break-even rent $407

Max offer price $49,900

Occupancy floor 46%

Sensitivity live

Price	-10% $564	-5% $550	+0% $536	+5% $522	+10% $507
Rent	-10% $450	-5% $493	+0% $536	+5% $579	+10% $621
Rate	-1.0pp $561	-0.5pp $548	base $536	+0.5pp $523	+1.0pp $510

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	0.04mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.19mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.29mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	44d	1	0.31mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.36mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.37mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	0.46mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	0.54mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	44d	1	0.66mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	0.67mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.69mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.69mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.69mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	44d	1	0.71mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	0.73mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	0.74mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	44d	1	0.76mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	0.76mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.77mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.79mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.84mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	0.84mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	44d	1	0.85mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	21d	1	0.85mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.90mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	44d	1	0.98mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	1.08mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	1.08mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	1.09mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	44d	1	1.21mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	1.31mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.45mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	14d	1	1.45mi

Listing history 33 events

1. 2026-06-18
   days on market $49,900 Active 632 DOM
2. 2026-06-17
   days on market $49,900 Active 631 DOM
3. 2026-06-16
   days on market $49,900 Active 630 DOM
4. 2026-06-15
   days on market $49,900 Active 629 DOM
5. 2026-06-14
   days on market $49,900 Active 627 DOM
6. 2026-06-13
   days on market $49,900 Active 626 DOM
7. 2026-06-10
   days on market $49,900 Active 624 DOM
8. 2026-06-09
   days on market $49,900 Active 623 DOM
9. 2026-06-09
   days on market $49,900 Active 622 DOM
10. 2026-06-07
    days on market $49,900 Active 621 DOM
11. 2026-06-03
    days on market $49,900 Active 617 DOM
12. 2026-06-02
    days on market $49,900 Active 616 DOM
13. 2026-06-01
    days on market $49,900 Active 615 DOM
14. 2026-05-31
    days on market $49,900 Active 614 DOM
15. 2026-05-30
    days on market $49,900 Active 613 DOM
16. 2025-11-18
    price $49,900 322-char remark

    Show marketing remark (322 chars)

    INVESTOR OPPORTUNITY! This property is located in a rapidly developing area, perfect for investors. Whether you're seeking a primary residence or a lucrative investment, this property offers great potential. Tenant-occupied and SOLD AS-IS. The seller will not make any repairs. For inquiries, please text Andreina Canache.

17. 2025-04-02
    price $59,900 322-char remark

    Show marketing remark (322 chars)

    INVESTOR OPPORTUNITY! This property is located in a rapidly developing area, perfect for investors. Whether you're seeking a primary residence or a lucrative investment, this property offers great potential. Tenant-occupied and SOLD AS-IS. The seller will not make any repairs. For inquiries, please text Andreina Canache.

18. 2025-04-02
    price $59,900

    Show marketing remark (322 chars)

    INVESTOR OPPORTUNITY! This property is located in a rapidly developing area, perfect for investors. Whether you're seeking a primary residence or a lucrative investment, this property offers great potential. Tenant-occupied and SOLD AS-IS. The seller will not make any repairs. For inquiries, please text Andreina Canache.

19. 2025-02-03
    status Active
20. 2024-10-28
    price $62,900 322-char remark

    Show marketing remark (322 chars)

    INVESTOR OPPORTUNITY! This property is located in a rapidly developing area, perfect for investors. Whether you're seeking a primary residence or a lucrative investment, this property offers great potential. Tenant-occupied and SOLD AS-IS. The seller will not make any repairs. For inquiries, please text Andreina Canache.

21. 2024-10-28
    price $62,900

    Show marketing remark (322 chars)

    INVESTOR OPPORTUNITY! This property is located in a rapidly developing area, perfect for investors. Whether you're seeking a primary residence or a lucrative investment, this property offers great potential. Tenant-occupied and SOLD AS-IS. The seller will not make any repairs. For inquiries, please text Andreina Canache.

22. 2024-09-24
    listed $64,900 Active

    Show marketing remark (322 chars)

    INVESTOR OPPORTUNITY! This property is located in a rapidly developing area, perfect for investors. Whether you're seeking a primary residence or a lucrative investment, this property offers great potential. Tenant-occupied and SOLD AS-IS. The seller will not make any repairs. For inquiries, please text Andreina Canache.

23. 2024-09-24
    listed $64,900 New 322-char remark

    Show marketing remark (322 chars)

    INVESTOR OPPORTUNITY! This property is located in a rapidly developing area, perfect for investors. Whether you're seeking a primary residence or a lucrative investment, this property offers great potential. Tenant-occupied and SOLD AS-IS. The seller will not make any repairs. For inquiries, please text Andreina Canache.

24. 2024-06-06
    historical
25. 2024-06-06
    historical
26. 2024-05-24
    price $69,900
27. 2024-05-24
    price $69,900
28. 2024-01-02
    listed $75,300 New
29. 2024-01-02
    listed $75,300 Active
30. 2018-02-23
    soldstatus $248,082
31. 2018-02-13
    soldstatus $143,330
32. 2014-10-08
    soldstatus $300,000
33. 2001-11-27
    soldstatus $68,000

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $466 · $39/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $13,017
• − Mortgage interest: −$2,795
• − Property taxes: −$466
• − Insurance: −$250
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$1,452
• Taxable income: $5,972
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $4,995/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

-26.6% since first listed

18 events — show timeline

• 2025-11-18 Price Changed $49,900 GAMLS
• 2025-04-02 Price Changed $59,900 GAMLS
• 2025-04-02 Price Changed $59,900 FMLS
• 2025-02-03 Relisted — FMLS
• 2024-10-28 Price Changed $62,900 GAMLS
• 2024-10-28 Price Changed $62,900 FMLS
• 2024-09-24 Listed $64,900 GAMLS
• 2024-09-24 Listed $64,900 FMLS
• 2024-06-06 Listing Removed — FMLS
• 2024-06-06 Listing Removed — GAMLS
• 2024-05-24 Price Changed $69,900 FMLS
• 2024-05-24 Price Changed $69,900 GAMLS
• 2024-01-02 Listed $75,300 FMLS
• 2024-01-02 Listed $75,300 GAMLS
• 2018-02-23 Sold (Public Records) $248,082 Public Records
• 2018-02-13 Sold (Public Records) $143,330 Public Records
• 2014-10-08 Sold (Public Records) $300,000 Public Records
• 2001-11-27 Sold (Public Records) $68,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $466 · +6.2% YoY. Source: county tax records.