2958 Glenrock Dr · Macon-Bibb County, GA 31204

$199,000

3 bd · 2.0 ba · 2,253 sqft · SingleFamily public records · 164 Days on market

Built 1958 0.49 ac lot $88/sqft · at area comps Est $199k · at est. ↓ 23% since listing

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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 +16.5/30.0
• ARV discount +7.4/15.0
• DSCR +5.1/10.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

Key facts

• Fenced back yard
• New hvac
• New water heater

Tags

• ORIGINAL HARDWOOD FLOORS
• ORIGINAL WOOD PANELING
• FENCED BACK YARD
• NEW ROOF
• NEW HVAC
• NEW WATER HEATER

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 $115 ($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 $171k (14.2% below list).
• Recommended offer: $171k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Rosa Taylor Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 583 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 fast (+4.6%/yr); 257 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $1,707/mo this rent would consume 53% of the median local household income ($39k/yr) (locally 2674% 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 $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

• It's been on market 164 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $61k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $170,719 (14.2% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (median comp): $198,640
• List price: $199,000
• Delta: 0.18%
• 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
2958 Glenrock Dr	0.00mi	3/2.0	2,253 (0%)	1mo	$201,000	$89	100
3077 Tiffin Cir	0.29mi	3/3.5	2,244 (-0%)	7mo	$259,000	$115	74
2925 Thornwood Dr	0.52mi	3/2.0	2,295 (+2%)	1mo	$217,000	$95	72
3081 Tiffin Cir	0.31mi	3/2.5	2,318 (+3%)	10mo	$239,000	$103	70
2972 Clairmont Ave	0.24mi	3/2.5	2,128 (-6%)	9mo	$170,000	$80	70
1068 S Pine Knoll Dr	0.24mi	4/2.5 (+1)	2,415 (+7%)	5mo	$249,000	$103	66
785 Downing St	0.67mi	3/2.0	2,269 (+1%)	3mo	$299,900	$132	65
2956 King Alfred Dr	0.46mi	3/3.0	2,215 (-2%)	9mo	$237,600	$107	64
2969 Victoria Cir	0.54mi	4/3.0 (+1)	2,264 (+0%)	2mo	$260,000	$115	64
2796 Ellenwood Cir N	0.45mi	4/3.0 (+1)	2,132 (-5%)	8mo	$215,000	$101	54
796 Lee Rd	0.54mi	3/2.0	1,915 (-15%)	6mo	$151,500	$79	45
2973 Victoria Cir	0.56mi	3/2.5	1,939 (-14%)	7mo	$235,000	$121	43

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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-22,142
• Equity at exit: $29,672

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,856
• 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 31204

• Rents YoY: 4.6%
• Active inventory: 257
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $115

Break-even live

Break-even rent $1,561

Max offer price $199,000

Occupancy floor 88%

Sensitivity live

Price	-10% $228	-5% $172	+0% $115	+5% $59	+10% $3
Rent	-10% $-19	-5% $48	+0% $115	+5% $183	+10% $250
Rate	-1.0pp $216	-0.5pp $166	base $115	+0.5pp $64	+1.0pp $11

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Avenue of Pnes Macon, GA	3.0	2.0	2006	$1,450	$0.72	45d	1	0.32mi
2962 Thornwood Dr Macon, GA	3.0	2.0	1680	$1,700	$1.01	45d	1	0.77mi
853 Captain Kell Dr Macon, GA	4.0	2.5	2548	$1,850	$0.73	45d	1	0.87mi
803 Captain Kell Dr Macon, GA	4.0	2.5	2400	$2,500	$1.04	45d	1	0.92mi
770 Forest Ridge Dr W Macon, GA	3.0	2.0	2057	$1,750	$0.85	45d	1	0.96mi
101 Village Ln Macon, GA	2.0	2.0	1611	$2,395	$1.49	15d	1	1.30mi

Listing history 12 events

1. 2026-05-04
   historical Active Under Contract 478-char remark

   Show marketing remark (478 chars)

   You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

2. 2026-05-04
   status Under Contract 478-char remark

   Show marketing remark (478 chars)

   You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

3. 2026-04-28
   price $199,000 478-char remark

   Show marketing remark (478 chars)

   You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

4. 2026-04-28
   price $199,000 478-char remark

   Show marketing remark (478 chars)

   You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

5. 2026-04-21
   price $210,000 478-char remark

   Show marketing remark (478 chars)

   You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

6. 2026-04-21
   price $210,000 478-char remark

   Show marketing remark (478 chars)

   You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

7. 2026-02-04
   price $229,000 478-char remark

   Show marketing remark (478 chars)

   You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

8. 2026-02-04
   price $229,000 478-char remark

   Show marketing remark (478 chars)

   You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

9. 2026-01-04
   price $239,000 478-char remark

   Show marketing remark (478 chars)

   You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

10. 2026-01-04
    price $239,000 478-char remark

    Show marketing remark (478 chars)

    You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

11. 2025-11-21
    listed $260,000 Active 478-char remark

    Show marketing remark (478 chars)

    You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

12. 2025-11-14
    listed $260,000 New 478-char remark

    Show marketing remark (478 chars)

    You must see this spacious, all brick home in beautiful north Macon! This home is replete with the original hardwood floors and the original wood paneling. There is a fenced back yard. The home has been completely renovated with a new roof, new HVAC, new water heater, new gas cooktop, new electric oven, and more. A home inspection report is available. This home is also in walking distance of Amerson River Park. The house is move in ready so call today to schedule a showing!

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$550/yr (+$46/mo · 43.0%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $20,486
• − Mortgage interest: −$11,147
• − Property taxes: −$1,280
• − Insurance: −$995
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$5,789
• Taxable loss: −$2,003
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $1,867/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

-23.5% since first listed

12 events — show timeline

• 2026-05-04 Contingent — MGMLS
• 2026-05-04 Pending — GAMLS
• 2026-04-28 Price Changed $199,000 MGMLS
• 2026-04-28 Price Changed $199,000 GAMLS
• 2026-04-21 Price Changed $210,000 MGMLS
• 2026-04-21 Price Changed $210,000 GAMLS
• 2026-02-04 Price Changed $229,000 MGMLS
• 2026-02-04 Price Changed $229,000 GAMLS
• 2026-01-04 Price Changed $239,000 MGMLS
• 2026-01-04 Price Changed $239,000 GAMLS
• 2025-11-21 Listed $260,000 MGMLS
• 2025-11-14 Listed $260,000 GAMLS

Property tax history

+9.2%/yr

Latest (2025): $1,280 · -1.3% YoY. Source: county tax records.