2761 Walnut Creek Rd · Macon-Bibb County, GA 31211

$94,900

3 bd · 2.0 ba · 1,547 sqft · SingleFamily public records · 43 Days on market

Built 1974 0.66 ac lot $61/sqft · 24% below area Est $124k · 24% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! This full brick ranch-style home located at 2761 Walnut Creek Rd. is situated in a well-established neighborhood and offers plenty of potential for homeowners, investors, or renovators looking for their next project. The traditional floor plan features 3 bedrooms and 2 bathrooms, along with a cozy fireplace that adds warmth and character to the living space. Situated on approximately . 66 acres, the property offers a spacious yard with room to expand, garden, or create your ideal outdoor setting. A standout feature of the backyard is the mature lemon tree, known for producing an abundant harvest each season. This home is priced to sell and presents an excellent

Key facts

• Spacious yard
• Mature lemon tree
• Cozy fireplace

Tags

• FULL BRICK RANCH STYLE HOME
• WELL ESTABLISHED NEIGHBORHOOD
• COZY FIREPLACE
• SPACIOUS YARD
• MATURE LEMON TREE

Property features AI

Finance

• Other: Property located at 2761 Walnut Creek Rd, Macon, GA 31211; Lot size approximately 0.66 acre
• HOA & community: No HOA

Exterior

• Parking: Garage parking
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-family residence (house); Resale property; Faces unspecified direction
• Construction: Built in 1974; Brick construction; Composition roof
• Exterior features: Level lot; Near public transportation; Near shopping

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Fireplace (1); Crawl space foundation
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 156 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($49k/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 $656 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 65% 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.33% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

• ARV (median comp): $124,283
• List price: $94,900
• Delta: -23.64%
• 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
2371 Mafiel Dr	0.16mi	3/2.0	1,684 (+9%)	10mo	$169,000	$100	69
2639 Tredway Dr	0.55mi	4/2.0 (+1)	1,500 (-3%)	3mo	$108,000	$72	62
2410 Tredway Dr	0.23mi	4/1.5 (+1)	1,450 (-6%)	13mo	$135,000	$93	61
2026 Kitchens Rd	0.39mi	4/3.0 (+1)	1,616 (+4%)	10mo	$154,800	$96	57
2361 Ollie Dr	0.68mi	4/2.0 (+1)	1,513 (-2%)	3mo	$50,000	$33	57
2530 Saratoga Dr	0.47mi	3/2.0	1,453 (-6%)	19mo	$200,000	$138	52
2718 Alandale Dr	0.62mi	3/1.0	1,474 (-5%)	15mo	$134,900	$92	47
1135 Sunnydale Dr	0.72mi	3/2.0	1,593 (+3%)	20mo	$51,923	$33	44
2396 New Clinton Rd	0.70mi	4/2.5 (+1)	1,620 (+5%)	19mo	$100,000	$62	37
1442 Kitchens St	0.70mi	3/2.0	1,410 (-9%)	20mo	$140,000	$99	36
1880 Kitchens Rd	0.54mi	3/2.0	1,770 (+14%)	20mo	$75,500	$43	34
2240 Greenwood Dr	0.72mi	3/2.0	1,316 (-15%)	20mo	$146,000	$111	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $2,809
• Equity at exit: $14,150

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $26,014
• Equity at exit: $8,205

Cash invested: $26,572 (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 31211

• Active inventory: 156
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$498
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $285

Break-even live

Break-even rent $902

Max offer price $94,900

Occupancy floor 72%

Sensitivity live

Price	-10% $338	-5% $312	+0% $285	+5% $258	+10% $231
Rent	-10% $185	-5% $235	+0% $285	+5% $335	+10% $384
Rate	-1.0pp $332	-0.5pp $309	base $285	+0.5pp $260	+1.0pp $235

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	21d	1	0.69mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	44d	1	0.71mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	44d	1	0.90mi
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	14d	1	1.00mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	21d	1	1.01mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	44d	1	1.07mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	14d	1	1.07mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	14d	1	1.08mi
2871 New Clinton Rd Macon, GA	3.0	1.0	1100	$1,100	$1.00	44d	1	1.08mi
2275 Gray Hwy Macon, GA	1.0–3.0	1.0–2.5	1134	$1,140	$1.01	14d	15	1.19mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	44d	1	1.35mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	14d	1	1.35mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	1.40mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	21d	1	1.45mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	14d	1	1.45mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	21d	1	1.45mi

Listing history 20 events

1. 2026-06-19
   days on market $94,900 Active 43 DOM
2. 2026-06-18
   days on market $94,900 Active 42 DOM
3. 2026-06-17
   days on market $94,900 Active 41 DOM
4. 2026-06-16
   days on market $94,900 Active 40 DOM
5. 2026-06-15
   days on market $94,900 Active 39 DOM
6. 2026-06-14
   days on market $94,900 Active 37 DOM
7. 2026-06-13
   days on market $94,900 Active 36 DOM
8. 2026-06-10
   days on market $94,900 Active 34 DOM
9. 2026-06-09
   days on market $94,900 Active 33 DOM
10. 2026-06-09
    days on market $94,900 Active 32 DOM
11. 2026-06-07
    statusdays on market $94,900 Active 31 DOM
12. 2026-06-03
    days on market $94,900 Price Change 27 DOM
13. 2026-06-02
    days on market $94,900 Price Change 26 DOM
14. 2026-06-01
    pricestatusdays on market $94,900 Price Change 25 DOM
15. 2026-05-31
    days on market $99,000 Active 24 DOM
16. 2026-05-30
    days on market $99,000 Active 23 DOM
17. 2026-05-07
    listed $99,000 New 966-char remark
18. 2026-01-27
    historical
19. 2025-10-30
    listed $139,000 New
20. 2021-11-03
    soldstatus $65,000

ⓘ 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: $1,308 · $109/mo
• Projected year-2 tax: $1,308 · $109/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,150
• − Mortgage interest: −$5,316
• − Property taxes: −$1,308
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,761
• Taxable income: $2,069
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $2,920/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): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 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: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

+46.0% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $94,900 GAMLS
• 2026-05-07 Listed $99,000 GAMLS
• 2026-01-27 Listing Removed — GAMLS
• 2025-10-30 Listed $139,000 GAMLS
• 2021-11-03 Sold (Public Records) $65,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,308 · +6.9% YoY. Source: county tax records.