4030 Suzanne Dr · Macon-Bibb County, GA 31204

$55,000

3 bd · 1.0 ba · 897 sqft · SingleFamily public records · 37 Days on market

Built 1972 5,227 sqft lot $61/sqft · 16% below area Est $66k · 16% 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 +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in Macon! This 3 bedroom, 1 bathroom home offers approximately 897 sq. ft. of living space situated on a 0.12-acre lot and is currently operating as a rental property. Tenant in place will vacate prior to closing, making this a great opportunity for investors looking to renovate, add to a rental portfolio, or prepare for resale. Property is being sold AS-IS. Showings will be permitted during the due diligence period only. Conveniently located near shopping, dining, and major roadways, this property offers strong potential

Key facts

• Rental property
• Conveniently located
• 5,227 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• RENTAL PROPERTY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Located in the Del Park subdivision
• HOA & community: No homeowners association

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available; Cable available; High speed internet available; Phone available
• Home design: Single family residence; House; Resale property
• Construction: Built in 1972; Vinyl siding; Composition roof; Public records list 897 above-grade finished square feet
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms, all on the main level
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: One full bathroom, on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Mud room laundry; No basement
• Laundry & utility: Laundry in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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.
• Zoned schools: Union Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 486 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 rising fast (+4.6%/yr); 255 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 33% of the median local income ($39k/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 $380 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 + 4.6% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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.
• Current owner paid $6k; list at $55k implies a 817% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1972 — 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: 1.93% ✓
• Cap rate: 17.15%
• Cash-on-cash: 38.76%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (median comp): $65,530
• List price: $55,000
• Delta: -16.07%
• 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
3491 Bond St W	0.21mi	2/1.0 (-1)	828 (-8%)	1mo	$14,000	$17	71
1042 Washington St	0.34mi	3/1.0	965 (+8%)	4mo	$74,000	$77	68
3591 Napier Ave	0.40mi	3/1.0	968 (+8%)	6mo	$78,200	$81	63
3789 Del Park	0.28mi	3/1.0	1,023 (+14%)	4mo	$31,000	$30	60
3664 Mckenzie Dr	0.54mi	2/1.0 (-1)	840 (-6%)	0mo	$70,710	$84	59
3584 Log Cabin Dr	0.19mi	3/2.0	1,025 (+14%)	6mo	$130,000	$127	58
3320 Napier Ave	0.47mi	2/1.0 (-1)	864 (-4%)	11mo	$70,000	$81	58
3640 Hillcrest Ave	0.49mi	2/1.0 (-1)	880 (-2%)	14mo	$75,000	$85	58
3423 Walker St	0.42mi	3/1.0	969 (+8%)	14mo	$62,500	$64	55
3517 Napier Ave	0.28mi	2/1.0 (-1)	768 (-14%)	13mo	$66,000	$86	47
1076 Carlisle Ave	0.56mi	3/1.0	1,025 (+14%)	4mo	$104,000	$101	46
3482 Austin Ave	0.72mi	2/1.0 (-1)	824 (-8%)	12mo	$96,500	$117	38

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: 36.7%
• Equity multiple: 2.59×
• Total profit: $24,504
• Equity at exit: $8,201

10-year hold

• IRR: 44.1%
• Equity multiple: 5.51×
• Total profit: $69,492
• Equity at exit: $4,755

Cash invested: $15,400 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$288
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $497

Break-even live

Break-even rent $430

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $529	-5% $513	+0% $497	+5% $482	+10% $466
Rent	-10% $414	-5% $456	+0% $497	+5% $539	+10% $581
Rate	-1.0pp $525	-0.5pp $511	base $497	+0.5pp $483	+1.0pp $469

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	0.43mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	22d	1	0.47mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	14d	1	0.47mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	22d	1	0.54mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	22d	1	0.57mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	14d	1	0.70mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	22d	1	0.70mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	0.75mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	22d	1	0.77mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	0.82mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	0.83mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	22d	1	0.83mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	44d	1	0.84mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	44d	1	0.94mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	44d	1	1.09mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	22d	1	1.14mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	1.14mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	14d	1	1.16mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	14d	1	1.18mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	14d	1	1.19mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	22d	1	1.21mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	1.22mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	44d	1	1.22mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	1.25mi
4151 Log Cabin Dr Macon, GA	1.0–2.0	1.0–2.0	836	$1,434	$1.72	44d	1	1.27mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	14d	1	1.28mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	22d	1	1.28mi
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	14d	1	1.30mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.30mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	44d	1	1.40mi

Listing history 22 events

1. 2026-06-19
   days on market $55,000 Active 37 DOM
2. 2026-06-18
   days on market $55,000 Active 36 DOM
3. 2026-06-17
   days on market $55,000 Active 35 DOM
4. 2026-06-16
   days on market $55,000 Active 34 DOM
5. 2026-06-15
   days on market $55,000 Active 33 DOM
6. 2026-06-14
   days on market $55,000 Active 31 DOM
7. 2026-06-13
   days on market $55,000 Active 30 DOM
8. 2026-06-10
   days on market $55,000 Active 28 DOM
9. 2026-06-09
   days on market $55,000 Active 27 DOM
10. 2026-06-09
    days on market $55,000 Active 26 DOM
11. 2026-06-07
    days on market $55,000 Active 25 DOM
12. 2026-06-03
    days on market $55,000 Active 21 DOM
13. 2026-06-02
    days on market $55,000 Active 20 DOM
14. 2026-06-01
    days on market $55,000 Active 19 DOM
15. 2026-05-31
    days on market $55,000 Active 18 DOM
16. 2026-05-30
    days on market $55,000 Active 17 DOM
17. 2026-05-13
    listed $55,000 Active 550-char remark

    Show marketing remark (550 chars)

    Investment opportunity in Macon! This 3 bedroom, 1 bathroom home offers approximately 897 sq. ft. of living space situated on a 0.12-acre lot and is currently operating as a rental property. Tenant in place will vacate prior to closing, making this a great opportunity for investors looking to renovate, add to a rental portfolio, or prepare for resale. Property is being sold AS-IS. Showings will be permitted during the due diligence period only. Conveniently located near shopping, dining, and major roadways, this property offers strong potential

18. 2026-05-12
    listed $55,000 New 551-char remark
19. 2014-09-15
    soldstatus $6,000

    Show marketing remark (111 chars)

    Super convenient location! Low maintenance vinyl siding exterior. Interior has 3Br/1Ba with loads of potential.

20. 2014-09-15
    soldstatus $6,000

    Show marketing remark (111 chars)

    Super convenient location! Low maintenance vinyl siding exterior. Interior has 3Br/1Ba with loads of potential.

21. 2014-07-03
    listed $9,900
22. 2007-09-18
    soldstatus $32,000

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$165/yr (+$14/mo · 48.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $12,716
• − Mortgage interest: −$3,081
• − Property taxes: −$341
• − Insurance: −$275
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,600
• Taxable income: $5,385
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $4,677/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

+71.9% since first listed

6 events — show timeline

• 2026-05-13 Listed $55,000 CGMLS
• 2026-05-12 Listed $55,000 GAMLS
• 2014-09-15 Sold (MLS) $6,000 MGMLS
• 2014-09-15 Sold (MLS) $6,000 GAMLS
• 2014-07-03 Listed $9,900 MGMLS
• 2007-09-18 Sold (Public Records) $32,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $341 · +3.6% YoY. Source: county tax records.