3403 Tamplin Ter · Macon-Bibb County, GA 31206

$100,000

3 bd · 1.0 ba · 1,417 sqft · SingleFamily public records · 51 Days on market

Built 1956 9,583 sqft lot Est $116k · 14% under

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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 +27.4/30.0
• ARV discount +13.7/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• 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

ATTENTION INVESTORS!! Occupied property with longterm tenant. 3 Bedroom/1Bath with large bonus room that could be 4th Bedroom. New Roof (2025), Large level backyard yard. Near Southwest High School and and Macon Mall. Occupied, Do Not disturb tenant. Call listing agent for more details.

Key facts

• Large bonus room
• Large level backyard
• New roof

Tags

• LARGE BONUS ROOM
• NEW ROOF
• LARGE LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 44d 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).
• At $1,165/mo this rent would consume 47% 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $115,898
• List price: $100,000
• Delta: -13.72%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3357 Placid Pl	0.24mi	4/2.0 (+1)	1,373 (-3%)	2mo	$150,000	$109	74
1464 Williamson Rd	0.22mi	3/1.0	1,300 (-8%)	4mo	$64,000	$49	72
3339 Markwood Dr	0.35mi	3/2.0	1,345 (-5%)	6mo	$133,000	$99	66
1504 Berkshire Dr	0.49mi	3/2.0	1,455 (+3%)	6mo	$117,000	$80	64
1801 Winston Dr	0.73mi	3/1.0	1,432 (+1%)	2mo	$86,900	$61	62
3935 Travis Blvd	0.50mi	3/2.0	1,344 (-5%)	4mo	$115,000	$86	61
3970 Emory Dr	0.69mi	3/2.0	1,394 (-2%)	1mo	$27,000	$19	60
3819 Frances Dr	0.40mi	4/1.0 (+1)	1,293 (-9%)	6mo	$68,000	$53	57
1664 Randall Rd	0.22mi	3/2.0	1,212 (-14%)	5mo	$70,000	$58	57
1792 Winston Dr	0.71mi	3/1.0	1,323 (-7%)	2mo	$93,500	$71	54
1820 Sussex Dr	0.71mi	3/1.5	1,590 (+12%)	3mo	$85,000	$53	42
4055 Emory Dr	0.74mi	3/1.0	1,216 (-14%)	2mo	$58,000	$48	40

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: 4.4%
• Equity multiple: 1.18×
• Total profit: $4,917
• Equity at exit: $14,910

10-year hold

• IRR: 15.6%
• Equity multiple: 2.38×
• Total profit: $38,676
• Equity at exit: $8,646

Cash invested: $28,000 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $294

Break-even live

Break-even rent $793

Max offer price $100,000

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	0.26mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	0.30mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.36mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.36mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.41mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.45mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.47mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	0.48mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	0.65mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.70mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.75mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	0.78mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	0.83mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	0.87mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.88mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.91mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.91mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	0.94mi
3733 Lindsey Dr Macon, GA	3.0	2.0	1645	$1,350	$0.82	13d	1	1.02mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	43d	1	1.03mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	13d	1	1.09mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	1.12mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	21d	1	1.13mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	43d	1	1.13mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.20mi
3257 Ohara Dr S Macon, GA	3.0	1.0	1352	$1,125	$0.83	21d	1	1.23mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	43d	1	1.24mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	43d	1	1.28mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	21d	1	1.39mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	1.40mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	1.43mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	1.43mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.50mi

Listing history 21 events

1. 2026-03-31
   historical
2. 2026-03-19
   price $100,000
3. 2026-01-29
   price $104,000
4. 2025-12-05
   listed $100,000 New 287-char remark

   Show marketing remark (287 chars)

   ATTENTION INVESTORS!! Occupied property with longterm tenant. 3 Bedroom/1Bath with large bonus room that could be 4th Bedroom. New Roof (2025), Large level backyard yard. Near Southwest High School and and Macon Mall. Occupied, Do Not disturb tenant. Call listing agent for more details.

5. 2025-12-05
   listed $108,000 New

   Show marketing remark (287 chars)

   ATTENTION INVESTORS!! Occupied property with longterm tenant. 3 Bedroom/1Bath with large bonus room that could be 4th Bedroom. New Roof (2025), Large level backyard yard. Near Southwest High School and and Macon Mall. Occupied, Do Not disturb tenant. Call listing agent for more details.

6. 2025-03-03
   status Pending
7. 2025-03-03
   soldstatus $85,000
8. 2025-02-28
   soldstatus $85,000 Closed
9. 2025-02-28
   soldstatus $83,000 Sold
10. 2025-02-19
    status Under Contract
11. 2025-02-19
    historical Active Under Contract
12. 2024-12-22
    status Active
13. 2024-12-22
    status Back On Market
14. 2024-11-11
    status Under Contract
15. 2024-11-11
    historical Active Under Contract
16. 2024-09-29
    listed $90,000 Active
17. 2024-09-29
    listed $90,000 New
18. 2023-10-01
    historical $1,100
19. 2023-09-16
    price $1,100
20. 2023-09-10
    listed $1,200
21. 2005-04-20
    soldstatus $47,100

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$194/yr (+$16/mo · 26.7%)

ⓘ 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 · 17 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: $13,981
• − Mortgage interest: −$5,602
• − Property taxes: −$726
• − Insurance: −$500
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,909
• Taxable income: $2,008
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $3,044/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

+112.3% since first listed

21 events — show timeline

• 2026-03-31 Listing Removed — GAMLS
• 2026-03-19 Price Changed $100,000 GAMLS
• 2026-01-29 Price Changed $104,000 GAMLS
• 2025-12-05 Listed $108,000 GAMLS
• 2025-12-05 Listed $100,000 GAMLS
• 2025-03-03 Pending — FMLS
• 2025-03-03 Sold (Public Records) $85,000 Public Records
• 2025-02-28 Sold (MLS) $83,000 GAMLS
• 2025-02-28 Sold (MLS) $85,000 FMLS
• 2025-02-19 Pending — GAMLS
• 2025-02-19 Contingent — FMLS
• 2024-12-22 Relisted — FMLS
• 2024-12-22 Relisted — GAMLS
• 2024-11-11 Pending — GAMLS
• 2024-11-11 Contingent — FMLS
• 2024-09-29 Listed $90,000 GAMLS
• 2024-09-29 Listed $90,000 FMLS
• 2023-10-01 Rental Removed $1,100 APPFOLIO
• 2023-09-16 Price Changed $1,100 APPFOLIO
• 2023-09-10 Listed for Rent $1,200 APPFOLIO
• 2005-04-20 Sold (Public Records) $47,100 Public Records

Property tax history

+8.8%/yr

Latest (2025): $726 · -1.3% YoY. Source: county tax records.