1938 Crooms Dr · Macon-Bibb County, GA 31217

$70,000

4 bd · 1.0 ba · 1,900 sqft · SingleFamily public records · 37 Days on market

Built 1960 8,276 sqft lot $37/sqft · 51% below area ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to 1938 Crooms Drive in Macon, GA -- a spacious 1,900 sqft home offering comfort, character, and plenty of potential. This 2-bedroom, 2-bathroom home features a generous layout with a large master suite that provides the space you've been looking for. The living room is centered around a cozy fireplace, perfect for relaxing evenings or gathering with family and friends. Situated on a 0.19-acre lot, the property also includes a storage shed for extra storage, tools, or hobbies. Bring your vision. The home does need work and updates, making it a great opportunity for investors or buyers looking to add value and make it their own. If you're ready to turn potential into reality, schedule your showing today.

Key facts

• Large master suite
• Storage shed
• Cozy fireplace

Tags

• LARGE MASTER SUITE
• COZY FIREPLACE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 (+10.8%/yr); 122 active listings in the ZIP; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $3k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $67,900 (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 1960 — 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: 2.09% ✓
• Cap rate: 18.00%
• Cash-on-cash: 41.82%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $143,147
• List price: $70,000
• Delta: -51.10%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Ocmulgee East Blvd	0.35mi	3/1.5 (-1)	1,680 (-12%)	7mo	$174,000	$104	51

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

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 53.3%
• Equity multiple: 4.30×
• Total profit: $64,661
• Equity at exit: $36,775

10-year hold

• IRR: 53.9%
• Equity multiple: 10.07×
• Total profit: $177,840
• Equity at exit: $61,197

Cash invested: $19,600 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $683

Break-even live

Break-even rent $598

Max offer price $70,000

Occupancy floor 48%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   price $70,000 720-char remark

   Show marketing remark (769 chars)

   Welcome to 1938 Crooms Drive in Macon, GA -- a spacious 1,900 sqft home offering comfort, character, and plenty of potential. This 2-bedroom, 2-bathroom home features a generous layout with a large master suite that provides the space you've been looking for. The living room is centered around a cozy fireplace, perfect for relaxing evenings or gathering with family and friends. Situated on a 0.19-acre lot, the property also includes a storage shed for extra storage, tools, or hobbies. Bring your vision. The home does need work and updates, making it a great opportunity for investors or buyers looking to add value and make it their own. If you're ready to turn potential into reality, schedule your showing today. All information should be fact checked by buyers

2. 2026-05-13
   price $70,000 769-char remark

   Show marketing remark (769 chars)

   Welcome to 1938 Crooms Drive in Macon, GA -- a spacious 1,900 sqft home offering comfort, character, and plenty of potential. This 2-bedroom, 2-bathroom home features a generous layout with a large master suite that provides the space you've been looking for. The living room is centered around a cozy fireplace, perfect for relaxing evenings or gathering with family and friends. Situated on a 0.19-acre lot, the property also includes a storage shed for extra storage, tools, or hobbies. Bring your vision. The home does need work and updates, making it a great opportunity for investors or buyers looking to add value and make it their own. If you're ready to turn potential into reality, schedule your showing today. All information should be fact checked by buyers

3. 2026-04-17
   price $75,000 720-char remark

   Show marketing remark (720 chars)

   Welcome to 1938 Crooms Drive in Macon, GA -- a spacious 1,900 sqft home offering comfort, character, and plenty of potential. This 2-bedroom, 2-bathroom home features a generous layout with a large master suite that provides the space you've been looking for. The living room is centered around a cozy fireplace, perfect for relaxing evenings or gathering with family and friends. Situated on a 0.19-acre lot, the property also includes a storage shed for extra storage, tools, or hobbies. Bring your vision. The home does need work and updates, making it a great opportunity for investors or buyers looking to add value and make it their own. If you're ready to turn potential into reality, schedule your showing today.

4. 2026-03-26
   price $79,000 720-char remark

   Show marketing remark (720 chars)

   Welcome to 1938 Crooms Drive in Macon, GA -- a spacious 1,900 sqft home offering comfort, character, and plenty of potential. This 2-bedroom, 2-bathroom home features a generous layout with a large master suite that provides the space you've been looking for. The living room is centered around a cozy fireplace, perfect for relaxing evenings or gathering with family and friends. Situated on a 0.19-acre lot, the property also includes a storage shed for extra storage, tools, or hobbies. Bring your vision. The home does need work and updates, making it a great opportunity for investors or buyers looking to add value and make it their own. If you're ready to turn potential into reality, schedule your showing today.

5. 2026-02-27
   listed $75,000 New 769-char remark

   Show marketing remark (720 chars)

   Welcome to 1938 Crooms Drive in Macon, GA -- a spacious 1,900 sqft home offering comfort, character, and plenty of potential. This 2-bedroom, 2-bathroom home features a generous layout with a large master suite that provides the space you've been looking for. The living room is centered around a cozy fireplace, perfect for relaxing evenings or gathering with family and friends. Situated on a 0.19-acre lot, the property also includes a storage shed for extra storage, tools, or hobbies. Bring your vision. The home does need work and updates, making it a great opportunity for investors or buyers looking to add value and make it their own. If you're ready to turn potential into reality, schedule your showing today.

6. 2026-02-27
   listed $79,500 Active 720-char remark

   Show marketing remark (720 chars)

   Welcome to 1938 Crooms Drive in Macon, GA -- a spacious 1,900 sqft home offering comfort, character, and plenty of potential. This 2-bedroom, 2-bathroom home features a generous layout with a large master suite that provides the space you've been looking for. The living room is centered around a cozy fireplace, perfect for relaxing evenings or gathering with family and friends. Situated on a 0.19-acre lot, the property also includes a storage shed for extra storage, tools, or hobbies. Bring your vision. The home does need work and updates, making it a great opportunity for investors or buyers looking to add value and make it their own. If you're ready to turn potential into reality, schedule your showing today.

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $914 · $76/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 3/10 Moderate
• 🌡 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 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,551
• − Mortgage interest: −$3,921
• − Property taxes: −$914
• − Insurance: −$350
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$2,036
• Taxable income: $7,521
• Est. tax owed @ 24.0%: −$1,805
• After-tax cash flow: $6,391/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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 (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

-6.7% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $70,000 MGMLS
• 2026-05-13 Price Changed $70,000 GAMLS
• 2026-04-17 Price Changed $75,000 MGMLS
• 2026-03-26 Price Changed $79,000 MGMLS
• 2026-02-27 Listed $79,500 MGMLS
• 2026-02-27 Listed $75,000 GAMLS

Property tax history

+7.1%/yr

Latest (2025): $914 · -1.3% YoY. Source: county tax records.