160 Macon Rd NW · McIntyre, GA 31054

$123,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 164 Days on market

Built 1976 1.63 ac lot $118/sqft · 54% above area Est $160k · 23% under ↓ 4% since listing

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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 +17.5/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

*Home is to be cleaned out on January 14th, new pictures will follow* Welcome to 160 Macon Road, this home has 3 bedrooms and 2 full bathrooms. Sitting on 1.63 acres, you have plenty of space for outdoor activities and improvements. Enjoy an open floor plan with the living room, dining area, and kitchen at the entrance of the house. The bedrooms and bathrooms are down the hallway giving good separation from the living areas. The laundry room is conveniently located to the bedrooms and has cabinets for extra storage. There is a small shed in the back of the yard and a metal storage building to the right side of the house. Both of these will convey with the sell of the property, offering lots of storage space! The swing set will also convey with sale. Parts of the home have been recently renovated/upgraded. HOME IS SOLD AS-IS, WHERE IS.

Key facts

• Open floor plan
• Laundry room
• Small shed

Tags

• OPEN FLOOR PLAN
• LAUNDRY ROOM
• SMALL SHED
• METAL STORAGE BUILDING
• RECENTLY RENOVATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (11.7% below list).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#424 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Wilkinson County (rural): math 12% / reading 19% proficiency, ranked #156 of 174 in GA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($850 loan paydown + $4k appreciation (3.6% local appreciation)).
• Wilkinson County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1976 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $159,921
• List price: $123,000
• Delta: -23.09%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Vinson Rd	0.71mi	3/1.0	960 (-8%)	16mo	$37,000	$39	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.71×
• Total profit: $24,516
• Equity at exit: $59,247

10-year hold

• IRR: 13.8%
• Equity multiple: 3.16×
• Total profit: $74,310
• Equity at exit: $94,496

Cash invested: $34,440 (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 31054

• Home prices YoY: 3.1%
• Active inventory: 6
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $95

Break-even live

Break-even rent $966

Max offer price $123,000

Occupancy floor 86%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $123,000 Active 164 DOM
2. 2026-06-18
   days on market $123,000 Active 163 DOM
3. 2026-06-17
   days on market $123,000 Active 162 DOM
4. 2026-06-16
   days on market $123,000 Active 161 DOM
5. 2026-06-15
   days on market $123,000 Active 160 DOM
6. 2026-06-14
   days on market $123,000 Active 158 DOM
7. 2026-06-12
   days on market $123,000 Active 157 DOM
8. 2026-06-09
   days on market $123,000 Active 154 DOM
9. 2026-06-08
   days on market $123,000 Active 153 DOM
10. 2026-06-07
    days on market $123,000 Active 152 DOM
11. 2026-06-05
    days on market $123,000 Active 149 DOM
12. 2026-06-03
    days on market $123,000 Active 148 DOM
13. 2026-06-02
    days on market $123,000 Active 147 DOM
14. 2026-06-01
    days on market $123,000 Active 146 DOM
15. 2026-05-31
    days on market $123,000 Active 145 DOM
16. 2026-05-30
    statusdays on market $123,000 Active 144 DOM
17. 2026-05-18
    price $125,000 846-char remark

    Show marketing remark (846 chars)

    *Home is to be cleaned out on January 14th, new pictures will follow* Welcome to 160 Macon Road, this home has 3 bedrooms and 2 full bathrooms. Sitting on 1.63 acres, you have plenty of space for outdoor activities and improvements. Enjoy an open floor plan with the living room, dining area, and kitchen at the entrance of the house. The bedrooms and bathrooms are down the hallway giving good separation from the living areas. The laundry room is conveniently located to the bedrooms and has cabinets for extra storage. There is a small shed in the back of the yard and a metal storage building to the right side of the house. Both of these will convey with the sell of the property, offering lots of storage space! The swing set will also convey with sale. Parts of the home have been recently renovated/upgraded. HOME IS SOLD AS-IS, WHERE IS.

18. 2026-04-24
    status Back On Market 846-char remark

    Show marketing remark (846 chars)

    *Home is to be cleaned out on January 14th, new pictures will follow* Welcome to 160 Macon Road, this home has 3 bedrooms and 2 full bathrooms. Sitting on 1.63 acres, you have plenty of space for outdoor activities and improvements. Enjoy an open floor plan with the living room, dining area, and kitchen at the entrance of the house. The bedrooms and bathrooms are down the hallway giving good separation from the living areas. The laundry room is conveniently located to the bedrooms and has cabinets for extra storage. There is a small shed in the back of the yard and a metal storage building to the right side of the house. Both of these will convey with the sell of the property, offering lots of storage space! The swing set will also convey with sale. Parts of the home have been recently renovated/upgraded. HOME IS SOLD AS-IS, WHERE IS.

19. 2026-03-02
    historical Active Under Contract 846-char remark

    Show marketing remark (846 chars)

    *Home is to be cleaned out on January 14th, new pictures will follow* Welcome to 160 Macon Road, this home has 3 bedrooms and 2 full bathrooms. Sitting on 1.63 acres, you have plenty of space for outdoor activities and improvements. Enjoy an open floor plan with the living room, dining area, and kitchen at the entrance of the house. The bedrooms and bathrooms are down the hallway giving good separation from the living areas. The laundry room is conveniently located to the bedrooms and has cabinets for extra storage. There is a small shed in the back of the yard and a metal storage building to the right side of the house. Both of these will convey with the sell of the property, offering lots of storage space! The swing set will also convey with sale. Parts of the home have been recently renovated/upgraded. HOME IS SOLD AS-IS, WHERE IS.

20. 2026-02-13
    price $127,500 846-char remark

    Show marketing remark (846 chars)

    *Home is to be cleaned out on January 14th, new pictures will follow* Welcome to 160 Macon Road, this home has 3 bedrooms and 2 full bathrooms. Sitting on 1.63 acres, you have plenty of space for outdoor activities and improvements. Enjoy an open floor plan with the living room, dining area, and kitchen at the entrance of the house. The bedrooms and bathrooms are down the hallway giving good separation from the living areas. The laundry room is conveniently located to the bedrooms and has cabinets for extra storage. There is a small shed in the back of the yard and a metal storage building to the right side of the house. Both of these will convey with the sell of the property, offering lots of storage space! The swing set will also convey with sale. Parts of the home have been recently renovated/upgraded. HOME IS SOLD AS-IS, WHERE IS.

21. 2026-01-06
    listed $130,000 New 846-char remark

    Show marketing remark (846 chars)

    *Home is to be cleaned out on January 14th, new pictures will follow* Welcome to 160 Macon Road, this home has 3 bedrooms and 2 full bathrooms. Sitting on 1.63 acres, you have plenty of space for outdoor activities and improvements. Enjoy an open floor plan with the living room, dining area, and kitchen at the entrance of the house. The bedrooms and bathrooms are down the hallway giving good separation from the living areas. The laundry room is conveniently located to the bedrooms and has cabinets for extra storage. There is a small shed in the back of the yard and a metal storage building to the right side of the house. Both of these will convey with the sell of the property, offering lots of storage space! The swing set will also convey with sale. Parts of the home have been recently renovated/upgraded. HOME IS SOLD AS-IS, WHERE IS.

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $1,132 · $94/mo
• Expected delta: +$331/yr (+$28/mo · 41.3%)

ⓘ 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 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,029
• − Mortgage interest: −$6,890
• − Property taxes: −$801
• − Insurance: −$615
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,578
• Taxable loss: −$940
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,362/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: Wilkinson County
• NCES district ID: 1305790
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 19% ▼ -12.00%
• Median HH income: $37,615
• Composite: 12.98/100
• National rank: #9571
• State rank: #156 of 174 in GA

Livability — McIntyre

• Score: 58/100
• State rank: #424
• US rank: #20859

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McIntyre, GA
• Population (ZIP): 1,241

Population outlook (Wilkinson County) Hauer SSP2

• Today (2025): 8,359 people
• By 2030: 7,909 · -5.4%
• By 2040: 7,001 · -16.2%
• By 2050: 6,158 · -26.3%
• By 2075: 4,562 · -45.4%
• By 2100: 3,571 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 48% Black 37% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Italian 1% Scottish 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Wilkinson

• 2024 margin: R (+17.9) · D 41.0% · R 58.8%
• 2008→2024 swing: -16.8pp toward R · 2008: -1.1pp · 2024: -17.9pp
• All cycles: 2024: R+17.9 2020: R+12.4 2016: R+10.3 2012: R+1.5 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.56%
• Current HPI: 118.5022
• Rent YoY: —
• Metro: —
• 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

-3.8% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $125,000 GAMLS
• 2026-04-24 Relisted — GAMLS
• 2026-03-02 Contingent — GAMLS
• 2026-02-13 Price Changed $127,500 GAMLS
• 2026-01-06 Listed $130,000 GAMLS

Property tax history

+4.5%/yr

Latest (2025): $801 · -12.7% YoY. Source: county tax records.