3875 Travis Blvd · Macon-Bibb County, GA 31206

$60,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 98 Days on market

Built 1953 8,276 sqft lot $55/sqft · 9% above area Est $55k · 9% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• ARV discount +3.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BEDROOM HOME THAT NEEDS A LITTLE TLC.

Key facts

• 8,276 sq ft lot
• Built 1953
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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.
• Market conditions: Rents rising fast (+5.0%/yr); 207 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,173/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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.96% ✓
• Cap rate: 17.35%
• Cash-on-cash: 39.51%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

• ARV (median comp): $55,057
• List price: $60,000
• Delta: 8.98%
• 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
3837 Spencer Cir	0.15mi	3/1.0	1,080 (-2%)	5mo	$45,000	$42	86
3881 Spencer Cir	0.10mi	3/1.0	1,053 (-4%)	5mo	$45,000	$43	84
3480 Travis Blvd	0.33mi	3/1.0	1,056 (-4%)	1mo	$50,000	$47	78
1527 Hurley Cir	0.35mi	3/1.0	1,056 (-4%)	6mo	$58,900	$56	72
1388 Lakeview Cir	0.47mi	2/1.0 (-1)	1,140 (+4%)	6mo	$35,000	$31	61
1664 Randall Rd	0.30mi	3/2.0	1,212 (+11%)	5mo	$70,000	$58	60
1138 Newberg Ave	0.74mi	3/1.0	1,106 (+1%)	6mo	$82,000	$74	59
1322 Triple Hill Dr	0.58mi	2/1.0 (-1)	1,117 (+2%)	6mo	$27,500	$25	59
1254 W Grenada Ter	0.61mi	3/2.0	1,188 (+8%)	3mo	$100,000	$84	51
3366 Pio Nono Cir	0.50mi	3/1.0	962 (-12%)	8mo	$106,000	$110	50
4055 Emory Dr	0.68mi	3/1.0	1,216 (+11%)	2mo	$58,000	$48	49
4133 Buena Vista Ave	0.62mi	3/2.0	1,257 (+15%)	5mo	$45,000	$36	39

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: 38.0%
• Equity multiple: 2.66×
• Total profit: $27,942
• Equity at exit: $8,946

10-year hold

• IRR: 45.5%
• Equity multiple: 5.77×
• Total profit: $80,120
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$315
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $553

Break-even live

Break-even rent $473

Max offer price $60,000

Occupancy floor 48%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	0.08mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	0.15mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	0.19mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.28mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	0.30mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	0.59mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.59mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.71mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.72mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.77mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.78mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.80mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.81mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.81mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.85mi
3257 Ohara Dr S Macon, GA	3.0	1.0	1352	$1,125	$0.83	21d	1	0.98mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	1.02mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.06mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.07mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	43d	1	1.08mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	1.13mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.14mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	43d	1	1.16mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	1.16mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	1.25mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	1.32mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	1.34mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	43d	1	1.36mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.37mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.40mi

Listing history 25 events

1. 2026-06-19
   days on market $60,000 Active 98 DOM
2. 2026-06-18
   days on market $60,000 Active 97 DOM
3. 2026-06-17
   days on market $60,000 Active 96 DOM
4. 2026-06-16
   days on market $60,000 Active 95 DOM
5. 2026-06-15
   days on market $60,000 Active 94 DOM
6. 2026-06-14
   days on market $60,000 Active 92 DOM
7. 2026-06-13
   days on market $60,000 Active 91 DOM
8. 2026-06-10
   days on market $60,000 Active 89 DOM
9. 2026-06-09
   days on market $60,000 Active 88 DOM
10. 2026-06-09
    days on market $60,000 Active 87 DOM
11. 2026-06-07
    days on market $60,000 Active 86 DOM
12. 2026-06-03
    days on market $60,000 Active 82 DOM
13. 2026-06-02
    days on market $60,000 Active 81 DOM
14. 2026-06-01
    days on market $60,000 Active 80 DOM
15. 2026-05-31
    days on market $60,000 Active 79 DOM
16. 2026-05-30
    days on market $60,000 Active 78 DOM
17. 2026-03-13
    listed $60,000 New 39-char remark

    Show marketing remark (39 chars)

    3 BEDROOM HOME THAT NEEDS A LITTLE TLC.

18. 2026-03-13
    listed $60,000 Active

    Show marketing remark (39 chars)

    3 BEDROOM HOME THAT NEEDS A LITTLE TLC.

19. 2026-03-13
    listed $60,000 Active

    Show marketing remark (39 chars)

    3 BEDROOM HOME THAT NEEDS A LITTLE TLC.

20. 2022-04-13
    soldstatus $130,000
21. 2015-05-13
    soldstatus $64,000
22. 2003-05-02
    soldstatus $67,500
23. 2002-10-16
    soldstatus $28,500
24. 1999-07-12
    soldstatus $42,500
25. 1999-02-09
    soldstatus $28,500

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$143/yr (+$12/mo · 34.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,079
• − Mortgage interest: −$3,361
• − Property taxes: −$409
• − Insurance: −$300
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$1,745
• Taxable income: $6,011
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,195/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

+110.5% since first listed

9 events — show timeline

• 2026-03-13 Listed $60,000 CGMLS
• 2026-03-13 Listed $60,000 MGMLS
• 2026-03-13 Listed $60,000 GAMLS
• 2022-04-13 Sold (Public Records) $130,000 Public Records
• 2015-05-13 Sold (Public Records) $64,000 Public Records
• 2003-05-02 Sold (Public Records) $67,500 Public Records
• 2002-10-16 Sold (Public Records) $28,500 Public Records
• 1999-07-12 Sold (Public Records) $42,500 Public Records
• 1999-02-09 Sold (Public Records) $28,500 Public Records

Property tax history

+9.3%/yr

Latest (2025): $409 · -1.3% YoY. Source: county tax records.