302 James Pl · Macon-Bibb County, GA 31220

$155,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 72 Days on market

Built 1984 0.25 ac lot $103/sqft · 12% below area Est $176k · 12% 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 +24.7/30.0
• ARV discount +12.9/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One level living in a gated community with amenities galore! You do not want to miss this ranch style home located in a cul-de-sac in Lake Wildwood. Home off and offers fireplace, 3 bedrooms, 2 baths, and eat in kitchen. Fenced backyard for pets and children to play. Needs a little TLC but would be great for a starter home. Located in Lake Wildwood with clubhouse, playground, pool, and community lake!!!

Key facts

• Gated community
• Clubhouse
• Pool

Tags

• GATED COMMUNITY
• CUL-DE-SAC
• FENCED BACKYARD
• CLUBHOUSE
• PLAYGROUND
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.5% 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: Heritage Elementary School (math 14% / reading 24%, grade F, #917 of 1,228 statewide, top 75%, 564 students, 100% FRL); Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 students, 100% FRL); Westside High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,025 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 falling (-4.0%/yr); 129 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 72 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $155k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (median comp): $176,274
• List price: $155,000
• Delta: -12.07%
• 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
264 Dolly Madison Ct	0.08mi	3/2.5	1,611 (+7%)	1mo	$220,000	$137	81
283 Springview Dr	0.34mi	3/—	1,516 (+1%)	3mo	$65,000	$43	80
283 Springview Dr	0.34mi	3/—	1,516 (+1%)	3mo	$65,000	$43	80
221 Jefferson Cir	0.20mi	4/2.0 (+1)	1,479 (-1%)	5mo	$198,000	$134	79
1225 Greentree Pkwy	0.50mi	3/2.0	1,506 (+0%)	4mo	$175,000	$116	72
589 Bristle Cone Dr	0.53mi	3/2.0	1,531 (+2%)	4mo	$205,500	$134	68
587 Lacebark Dr	0.45mi	3/2.0	1,564 (+4%)	5mo	$195,000	$125	67
755 N Confederate Dr	0.22mi	3/2.0	1,305 (-13%)	6mo	$75,000	$57	64
682 Wilderness Dr	0.35mi	3/2.0	1,329 (-11%)	2mo	$135,000	$102	63
1304 Greentree Pkwy	0.62mi	3/2.5	1,445 (-4%)	4mo	$195,000	$135	60
139 Ashford Trace Ln	0.68mi	3/2.0	1,675 (+12%)	2mo	$249,500	$149	47
1371 Greentree Pkwy	0.72mi	3/2.0	1,331 (-11%)	5mo	$179,000	$134	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,404
• Equity at exit: $23,111

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-631
• Equity at exit: $13,402

Cash invested: $43,400 (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 31220

• Home prices YoY: -19.7%
• Rents YoY: -4.0%
• Active inventory: 129
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$813
• Tax from tax record: −$119 /mo · $1,422/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $324

Break-even live

Break-even rent $1,261

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $412	-5% $368	+0% $324	+5% $280	+10% $236
Rent	-10% $192	-5% $258	+0% $324	+5% $390	+10% $456
Rate	-1.0pp $402	-0.5pp $363	base $324	+0.5pp $284	+1.0pp $243

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
839 N Confederate Dr Macon, GA	3.0	2.0	2187	$1,700	$0.78	23d	1	0.20mi
1100 Will Scarlet Way Macon, GA	3.0	2.0	1212	$1,475	$1.22	23d	1	0.49mi
989 Will Scarlet Way Macon, GA	3.0	3.0	2016	$2,200	$1.09	15d	1	0.62mi
6435 Zebulon Rd Macon, GA	1.0–3.0	1.0–2.0	1093	$1,475	$1.35	15d	29	0.63mi
861 S Plantation Pkwy Macon, GA	3.0	2.0	1232	$1,500	$1.22	23d	1	0.68mi
291 Plantation Centre Dr N Macon, GA	1.0–3.0	1.0–2.0	1066	$1,475	$1.38	15d	27	1.00mi

Listing history 26 events

1. 2026-06-21
   days on market $155,000 Active 72 DOM
2. 2026-06-19
   days on market $155,000 Active 70 DOM
3. 2026-06-18
   days on market $155,000 Active 69 DOM
4. 2026-06-17
   days on market $155,000 Active 68 DOM
5. 2026-06-16
   days on market $155,000 Active 67 DOM
6. 2026-06-15
   days on market $155,000 Active 66 DOM
7. 2026-06-14
   days on market $155,000 Active 64 DOM
8. 2026-06-13
   days on market $155,000 Active 63 DOM
9. 2026-06-10
   days on market $155,000 Active 61 DOM
10. 2026-06-09
    days on market $155,000 Active 60 DOM
11. 2026-06-09
    days on market $155,000 Active 59 DOM
12. 2026-06-07
    days on market $155,000 Active 58 DOM
13. 2026-06-03
    days on market $155,000 Active 54 DOM
14. 2026-06-02
    days on market $155,000 Active 53 DOM
15. 2026-06-01
    days on market $155,000 Active 52 DOM
16. 2026-05-31
    days on market $155,000 Active 51 DOM
17. 2026-05-30
    days on market $155,000 Active 50 DOM
18. 2026-05-19
    price $155,000 406-char remark

    Show marketing remark (406 chars)

    One level living in a gated community with amenities galore! You do not want to miss this ranch style home located in a cul-de-sac in Lake Wildwood. Home off and offers fireplace, 3 bedrooms, 2 baths, and eat in kitchen. Fenced backyard for pets and children to play. Needs a little TLC but would be great for a starter home. Located in Lake Wildwood with clubhouse, playground, pool, and community lake!!!

19. 2026-05-19
    price $155,000 406-char remark

    Show marketing remark (406 chars)

    One level living in a gated community with amenities galore! You do not want to miss this ranch style home located in a cul-de-sac in Lake Wildwood. Home off and offers fireplace, 3 bedrooms, 2 baths, and eat in kitchen. Fenced backyard for pets and children to play. Needs a little TLC but would be great for a starter home. Located in Lake Wildwood with clubhouse, playground, pool, and community lake!!!

20. 2026-04-10
    listed $170,000 Active 406-char remark

    Show marketing remark (406 chars)

    One level living in a gated community with amenities galore! You do not want to miss this ranch style home located in a cul-de-sac in Lake Wildwood. Home off and offers fireplace, 3 bedrooms, 2 baths, and eat in kitchen. Fenced backyard for pets and children to play. Needs a little TLC but would be great for a starter home. Located in Lake Wildwood with clubhouse, playground, pool, and community lake!!!

21. 2026-04-10
    listed $170,000 New 406-char remark

    Show marketing remark (406 chars)

    One level living in a gated community with amenities galore! You do not want to miss this ranch style home located in a cul-de-sac in Lake Wildwood. Home off and offers fireplace, 3 bedrooms, 2 baths, and eat in kitchen. Fenced backyard for pets and children to play. Needs a little TLC but would be great for a starter home. Located in Lake Wildwood with clubhouse, playground, pool, and community lake!!!

22. 2018-02-16
    soldstatus $79,000
23. 2017-10-08
    listed $82,000
24. 2012-02-29
    historical
25. 2011-08-29
    listed $89,900
26. 2000-01-21
    soldstatus $72,000

ⓘ 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: $1,422 · $119/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$4/yr ($0/mo · 0.3%)

ⓘ 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 ≥107°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,048
• − Mortgage interest: −$8,682
• − Property taxes: −$1,422
• − Insurance: −$775
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,509
• Taxable income: $1,452
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $3,538/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): 16,494
• Household income: $88,434
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 453.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 46% Black 43% Asian 5% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 2% Korean 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: ▼ -48.61%
• Current HPI: 198.3399
• Rent YoY: ▼ -4.04%
• 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

+115.3% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $155,000 MGMLS
• 2026-05-19 Price Changed $155,000 GAMLS
• 2026-04-10 Listed $170,000 MGMLS
• 2026-04-10 Listed $170,000 GAMLS
• 2018-02-16 Sold (MLS) $79,000 MGMLS
• 2017-10-08 Listed $82,000 MGMLS
• 2012-02-29 Listing Removed — GAMLS
• 2011-08-29 Listed $89,900 GAMLS
• 2000-01-21 Sold (Public Records) $72,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $1,422 · -1.3% YoY. Source: county tax records.