3861 Myrtle Ct · Macon-Bibb County, GA 31206

$59,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 636 Days on market

Built 1941 0.29 ac lot $42/sqft · 22% below area Est $77k · 22% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

*INVESTOR OPPORTUNITY* This is a great up-and-coming area and the property awaits an investor. Whether you're looking for a primary residence or a lucrative investment opportunity, this property has everything you need to make it your own. SOLD AS-IS, Seller will not do any repairs. For questions text Andreina Canache.

Key facts

• Up-and-coming area
• 0.29 acre lot
• Built 1941

Tags

• UP-AND-COMING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/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: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• This rent runs 44% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 636 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 636 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.85% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.28%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (median comp): $76,628
• List price: $59,900
• Delta: -21.83%
• 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
3970 Emory Dr	0.21mi	3/2.0	1,394 (-3%)	1mo	$27,000	$19	84
935 Troupe St	0.43mi	4/2.0 (+1)	1,430 (-1%)	6mo	$85,000	$59	68
932 Quinlan Dr	0.61mi	3/2.0	1,411 (-2%)	4mo	$50,500	$36	64
730 Newberg Ave	0.51mi	3/1.0	1,367 (-5%)	6mo	$15,000	$11	58
673 Villa Esta Ave	0.42mi	3/2.0	1,604 (+11%)	4mo	$139,900	$87	58
587 Robert Henry St	0.72mi	3/2.0	1,466 (+2%)	7mo	$148,000	$101	58
575 Richmond St	0.59mi	4/2.0 (+1)	1,346 (-6%)	5mo	$125,000	$93	52
573 Villa Esta Cir	0.58mi	4/2.0 (+1)	1,524 (+6%)	8mo	$132,000	$87	52
1205 Buena Vista Ave	0.59mi	3/1.0	1,321 (-8%)	8mo	$8,000	$6	49
4133 Buena Vista Ave	0.60mi	3/2.0	1,257 (-13%)	5mo	$45,000	$36	47
3861 Desoto Dr	0.63mi	2/1.0 (-1)	1,610 (+12%)	1mo	$51,000	$32	41
3819 Frances Dr	0.72mi	4/1.0 (+1)	1,293 (-10%)	6mo	$68,000	$53	36

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: 31.9%
• Equity multiple: 2.38×
• Total profit: $23,122
• Equity at exit: $8,931

10-year hold

• IRR: 40.1%
• Equity multiple: 5.13×
• Total profit: $69,327
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$314
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $479

Break-even live

Break-even rent $502

Max offer price $59,900

Occupancy floor 52%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.07mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.22mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.31mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.32mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	13d	1	0.32mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	44d	1	0.44mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	21d	1	0.44mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.47mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.49mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.49mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.49mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.54mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	44d	1	0.55mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.58mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	0.64mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.67mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.71mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	0.76mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	0.82mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	21d	1	0.83mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.85mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	0.86mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	0.89mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.89mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	44d	1	0.91mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	44d	1	0.97mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	1.02mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	44d	1	1.08mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	13d	1	1.16mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.26mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	1.32mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	1.50mi

Listing history 38 events

1. 2026-06-18
   days on market $59,900 Active 636 DOM
2. 2026-06-17
   days on market $59,900 Active 635 DOM
3. 2026-06-16
   days on market $59,900 Active 634 DOM
4. 2026-06-15
   days on market $59,900 Active 633 DOM
5. 2026-06-14
   days on market $59,900 Active 631 DOM
6. 2026-06-13
   days on market $59,900 Active 630 DOM
7. 2026-06-10
   days on market $59,900 Active 628 DOM
8. 2026-06-09
   days on market $59,900 Active 627 DOM
9. 2026-06-09
   days on market $59,900 Active 626 DOM
10. 2026-06-07
    days on market $59,900 Active 625 DOM
11. 2026-06-03
    days on market $59,900 Active 621 DOM
12. 2026-06-02
    days on market $59,900 Active 620 DOM
13. 2026-06-01
    days on market $59,900 Active 619 DOM
14. 2026-05-31
    days on market $59,900 Active 618 DOM
15. 2026-05-30
    days on market $59,900 Active 617 DOM
16. 2025-11-18
    price $59,900 321-char remark

    Show marketing remark (321 chars)

    *INVESTOR OPPORTUNITY* This is a great up-and-coming area and the property awaits an investor. Whether you're looking for a primary residence or a lucrative investment opportunity, this property has everything you need to make it your own. SOLD AS-IS, Seller will not do any repairs. For questions text Andreina Canache.

17. 2025-11-18
    price $59,900

    Show marketing remark (321 chars)

    *INVESTOR OPPORTUNITY* This is a great up-and-coming area and the property awaits an investor. Whether you're looking for a primary residence or a lucrative investment opportunity, this property has everything you need to make it your own. SOLD AS-IS, Seller will not do any repairs. For questions text Andreina Canache.

18. 2024-09-20
    listed $69,900 Active

    Show marketing remark (321 chars)

    *INVESTOR OPPORTUNITY* This is a great up-and-coming area and the property awaits an investor. Whether you're looking for a primary residence or a lucrative investment opportunity, this property has everything you need to make it your own. SOLD AS-IS, Seller will not do any repairs. For questions text Andreina Canache.

19. 2024-09-20
    listed $69,900 New 321-char remark

    Show marketing remark (321 chars)

    *INVESTOR OPPORTUNITY* This is a great up-and-coming area and the property awaits an investor. Whether you're looking for a primary residence or a lucrative investment opportunity, this property has everything you need to make it your own. SOLD AS-IS, Seller will not do any repairs. For questions text Andreina Canache.

20. 2024-06-21
    historical
21. 2024-06-21
    historical
22. 2023-12-13
    historical
23. 2023-11-29
    price $74,900
24. 2023-11-29
    price $74,900
25. 2023-11-07
    price $79,900
26. 2023-11-07
    price $79,900
27. 2023-09-11
    price $85,000
28. 2023-09-11
    price $85,000
29. 2023-07-01
    listed $90,000 Active
30. 2023-07-01
    listed $90,000 New
31. 2023-06-22
    listed $74,900 New
32. 2023-06-12
    historical
33. 2023-04-11
    listed $90,000 New
34. 2020-02-06
    soldstatus $65,000
35. 2020-01-23
    soldstatus $1,160,000
36. 2006-06-30
    soldstatus $80,000
37. 2006-01-17
    soldstatus $40,000
38. 2005-07-05
    soldstatus $37,500

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $13,299
• − Mortgage interest: −$3,355
• − Property taxes: −$688
• − Insurance: −$300
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,743
• Taxable income: $5,085
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $4,528/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

+59.7% since first listed

23 events — show timeline

• 2025-11-18 Price Changed $59,900 GAMLS
• 2025-11-18 Price Changed $59,900 FMLS
• 2024-09-20 Listed $69,900 GAMLS
• 2024-09-20 Listed $69,900 FMLS
• 2024-06-21 Listing Removed — GAMLS
• 2024-06-21 Listing Removed — FMLS
• 2023-12-13 Listing Removed — GAMLS
• 2023-11-29 Price Changed $74,900 FMLS
• 2023-11-29 Price Changed $74,900 GAMLS
• 2023-11-07 Price Changed $79,900 GAMLS
• 2023-11-07 Price Changed $79,900 FMLS
• 2023-09-11 Price Changed $85,000 GAMLS
• 2023-09-11 Price Changed $85,000 FMLS
• 2023-07-01 Listed $90,000 GAMLS
• 2023-07-01 Listed $90,000 FMLS
• 2023-06-22 Listed $74,900 GAMLS
• 2023-06-12 Listing Removed — GAMLS
• 2023-04-11 Listed $90,000 GAMLS
• 2020-02-06 Sold (Public Records) $65,000 Public Records
• 2020-01-23 Sold (Public Records) $1,160,000 Public Records
• 2006-06-30 Sold (Public Records) $80,000 Public Records
• 2006-01-17 Sold (Public Records) $40,000 Public Records
• 2005-07-05 Sold (Public Records) $37,500 Public Records

Property tax history

+13.3%/yr

Latest (2025): $688 · +5.5% YoY. Source: county tax records.