3860 Lindwood Dr · Macon-Bibb County, GA 31206

$108,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 2 Days on market

Built 1951 0.38 ac lot Est $118k · 8% under

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Why this score? — see what drove the C+ 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 +27.2/30.0
• ARV discount +11.2/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• 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

Great property.

Key facts

• Open living spaces
• Easy commuting
• Updated flooring

Tags

• NEW KITCHEN COUNTERTOPS
• UPDATED FLOORING
• LARGE SHADED BACKYARD
• OPEN LIVING SPACES
• MINUTES FROM SHOPPING
• EASY COMMUTING

Property features AI

Finance

• HOA & community: Association fees billed annually

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Public sewer; Electric service 110 volts; Electricity available
• Home design: One-level home
• Construction: Brick exterior on all sides; Shingle roof; Slab foundation; Resale condition
• Exterior features: Located in Lindsey Park neighborhood

Interior

• Kitchen: Cabinets (stained); Laminate countertops
• Bedrooms: Four main-level bedrooms; Bedrooms with standard features
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom (main level); No master bathroom features specified
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Additional interior features noted
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Cap rate 9.7% 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 C — 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: Southfield Elementary School (math 5% / reading 6%, grade F, #1,158 of 1,228 statewide, top 94%, 737 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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 (+5.0%/yr); 207 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• At $1,245/mo this rent would consume 50% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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 $50k; list at $108k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $108,000

Questions for the listing agent

1. Built in 1951 — 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. 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: 1.15% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $117,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3860 Lindwood Dr	0.00mi	3/1.0	1,200 (0%)	9mo	$50,000	$42	92
3867 Lindwood Dr	0.03mi	3/1.0	1,125 (-6%)	9mo	$107,000	$95	81
4009 Lindwood Dr	0.21mi	3/2.0	1,265 (+5%)	2mo	$65,000	$51	75
3966 Mickey St	0.17mi	3/2.0	1,088 (-9%)	2mo	$160,000	$147	71
4010 Shearwater Dr	0.24mi	4/2.0 (+1)	1,260 (+5%)	7mo	$170,000	$135	66
4027 Mickey St	0.15mi	3/1.5	1,361 (+13%)	7mo	$125,000	$92	63
3906 Mickey St	0.19mi	3/1.5	1,297 (+8%)	15mo	$139,000	$107	63
4013 Shearwater Ct	0.29mi	3/2.0	1,260 (+5%)	19mo	$160,000	$127	59
3765 Lindsey Dr	0.30mi	3/2.0	1,060 (-12%)	16mo	$146,000	$138	49
3607 Pineland Trl	0.63mi	3/1.0	1,053 (-12%)	6mo	$103,000	$98	45
3471 Bloomfield Dr	0.74mi	3/2.0	1,351 (+13%)	4mo	$74,000	$55	37
4090 Southview Dr	0.73mi	4/2.0 (+1)	1,310 (+9%)	19mo	$120,000	$92	26

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $4,761
• Equity at exit: $16,103

10-year hold

• IRR: 15.2%
• Equity multiple: 2.34×
• Total profit: $40,501
• Equity at exit: $9,338

Cash invested: $30,240 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$566
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $309

Break-even live

Break-even rent $854

Max offer price $108,000

Occupancy floor 70%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3257 Ohara Dr S Macon, GA	3.0	1.0	1352	$1,125	$0.83	20d	1	0.26mi
4300 Essex Rd Macon, GA	4.0	1.5	1246	$1,450	$1.16	20d	1	0.73mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	43d	1	0.80mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	20d	1	0.83mi
2418 Adger Rd Macon, GA	4.0	1.0	1365	$1,500	$1.10	43d	1	0.84mi
2459 Vivian Dr Macon, GA	3.0	1.0	792	$850	$1.07	13d	1	0.86mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	43d	1	0.90mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	13d	1	0.99mi
4455 Fairfax Dr Macon, GA	3.0	2.0	1352	$1,225	$0.91	43d	1	1.04mi
4331 Ashland Dr Macon, GA	3.0	1.0	864	$1,025	$1.19	43d	1	1.08mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	20d	1	1.12mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	20d	1	1.12mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	1.13mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.16mi
4471 Elkan Ave Macon, GA	4.0	2.0	1128	$1,495	$1.33	43d	1	1.19mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	43d	1	1.24mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	20d	1	1.26mi
4995 Bloomfield Rd Macon, GA	2.0	1.5	900	$997	$1.11	20d	1	1.33mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	43d	1	1.34mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	1.37mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	1.38mi
2641 Leone Dr N Macon, GA	3.0	1.0	864	$1,100	$1.27	43d	1	1.38mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	1.41mi
5711 Sterling Pl Macon, GA	3.0	1.0	864	$1,500	$1.74	20d	1	1.43mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	43d	1	1.44mi
4685 Pinedale Dr Macon, GA	3.0	1.5	1404	$1,450	$1.03	13d	1	1.44mi
5962 Bloomfield Rd Macon, GA	4.0	1.5	1159	$1,300	$1.12	13d	1	1.45mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	43d	1	1.45mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	43d	1	1.45mi

Listing history 3 events

1. 2026-06-19
   days on market $108,000 Active 2 DOM
2. 2026-06-17
   remarks 527-char remark
3. 2026-06-17
   listed $108,000 Active 1 DOM

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$234/yr (+$20/mo · 30.9%)

ⓘ 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 ≥109°F today · 18 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: $14,944
• − Mortgage interest: −$6,050
• − Property taxes: −$759
• − Insurance: −$540
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,142
• Taxable income: $2,062
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $3,215/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

-77.5% since first listed

14 events — show timeline

• 2026-06-10 Listed $108,000 FMLS
• 2026-01-14 Rental Removed $1,000 GAMLS
• 2025-11-14 Listed for Rent $1,000 GAMLS
• 2025-09-11 Sold (Public Records) $50,000 Public Records
• 2025-09-08 Sold (MLS) $50,000 GAMLS
• 2025-09-04 Sold (MLS) $50,000 CGMLS
• 2025-08-25 Pending — GAMLS
• 2025-08-25 Pending — CGMLS
• 2025-08-18 Listed $65,000 CGMLS
• 2025-08-17 Listed $65,000 GAMLS
• 2024-02-24 Rental Removed — RENTLY
• 2024-01-25 Listed for Rent — RENTLY
• 2020-01-09 Sold (Public Records) $48,000 Public Records
• 2014-01-13 Sold (Public Records) $480,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $759 · -1.3% YoY. Source: county tax records.