207 Springdale Ct · Macon-Bibb County, GA 31210

$159,000

2 bd · 1.5 ba · 1,136 sqft · SingleFamily public records · 24 Days on market

Built 1982 5,662 sqft lot Est $184k · 14% under

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Why this score? — see what drove the D+ 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 +16.0/30.0
• ARV discount +13.6/15.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Precious 2-bedroom home in North Macon located in the desirable Springdale school district! Perfect for a starter home or investment property, this 100% updated and completely remodeled home offers style, comfort, and convenience in a fantastic location. Move-in ready and priced to sell, this is an incredible opportunity you won't want to miss. Be sure and ask for a complete list of all updates. Come see all this charming home has to offer!

Key facts

• 2 parking spots
• Built 1982
• Listed 24 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Parking pad with space for 2 vehicles; Open parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected
• Home design: Residential townhouse; Two-story; Other structure type
• Construction: Built in 1982; Vinyl siding construction; Composition roof; No basement
• Exterior features: Deck; Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Updated/remodeled condition; Two levels; Mud room; One fireplace
• Laundry & utility: Mud room for laundry/utility use

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $80 ($957/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 $133k (16.2% below list).
• Recommended offer: $133k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.5% in Macon-Bibb County — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Springdale Elementary School (math 32% / reading 37%, grade F, #531 of 1,228 statewide, top 45%, 562 students, 100% FRL); Howard Middle School (math 16% / reading 30%, grade F, #321 of 470 statewide, top 69%, 992 students, 100% FRL); Howard High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,076 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 (+1.7%/yr); 238 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $50k; list at $159k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $133,312 (16.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $184,032
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Braxton Dr	0.11mi	2/2.0	1,269 (+12%)	12mo	$165,000	$130	63
109 Waterford Ct	0.37mi	2/2.0	1,205 (+6%)	12mo	$195,000	$162	61
159 Braxton Dr	0.14mi	2/2.0	1,269 (+12%)	20mo	$137,500	$108	55
4775 Cheryle Ann Dr	0.58mi	3/2.0 (+1)	1,223 (+8%)	10mo	$197,900	$162	44

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-22,451
• Equity at exit: $23,707

10-year hold

• IRR: -7.5%
• Equity multiple: 0.55×
• Total profit: $-20,071
• Equity at exit: $13,747

Cash invested: $44,520 (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 31210

• Rents YoY: 1.7%
• Active inventory: 238
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$834
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $80

Break-even live

Break-even rent $1,232

Max offer price $159,000

Occupancy floor 89%

Sensitivity live

Price	-10% $170	-5% $125	+0% $80	+5% $35	+10% $-10
Rent	-10% $-26	-5% $27	+0% $80	+5% $132	+10% $185
Rate	-1.0pp $160	-0.5pp $120	base $80	+0.5pp $39	+1.0pp $-3

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Springdale Ct Macon, GA	2.0	1.5	1136	$1,380	$1.21	15d	1	0.01mi
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,200	$0.89	45d	1	0.46mi
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,100	$0.82	22d	1	0.46mi
810 Wesleyan Dr Macon, GA	3.0	2.0	1337	$1,900	$1.42	45d	1	0.72mi
5171 Bowman Rd Macon, GA	1.0	1.0	780	$1,375	$1.76	45d	1	0.79mi
5171 Bowman Rd Macon, GA	2.0	2.0	1008	$1,845	$1.83	22d	1	0.79mi
4358 Riverside Dr Macon, GA	1.0–3.0	1.0–2.0	1050	$1,537	$1.46	15d	29	1.20mi
5235 Bowman Rd Macon, GA	1.0–3.0	1.0–2.0	1225	$1,642	$1.34	15d	17	1.22mi
3901 Northside Dr Macon, GA	2.0	2.0	1100	$985	$0.90	15d	1	1.37mi
3901 Northside Dr Macon, GA	2.0	2.0	1100	$985	$0.90	45d	1	1.37mi
3901 Northside Dr Macon, GA	3.0	2.0	1250	$1,100	$0.88	22d	1	1.37mi
214 Sheraton Dr Macon, GA	1.0–2.0	1.0–2.0	1064	$1,635	$1.54	15d	7	1.40mi
3871 Northside Dr Macon, GA	1.0–2.0	1.0–1.5	1087	$995	$0.91	15d	3	1.46mi
825 S Forest Lake Dr Unit 2 Macon, GA	2.0	2.0	1070	$1,200	$1.12	45d	1	1.49mi

Listing history 26 events

1. 2026-06-21
   statusdays on market $159,000 Active 24 DOM
2. 2026-06-19
   days on market $159,000 Back On Market 22 DOM
3. 2026-06-18
   days on market $159,000 Back On Market 21 DOM
4. 2026-06-17
   status $159,000 Back On Market 20 DOM
5. 2026-06-15
   status $159,000 Under Contract 20 DOM
6. 2026-06-15
   days on market $159,000 Active 20 DOM
7. 2026-06-14
   days on market $159,000 Active 18 DOM
8. 2026-06-13
   days on market $159,000 Active 17 DOM
9. 2026-06-10
   days on market $159,000 Active 15 DOM
10. 2026-06-09
    statusdays on market $159,000 Active 14 DOM
11. 2026-06-08
    days on market $159,000 New 13 DOM
12. 2026-06-07
    days on market $159,000 New 12 DOM
13. 2026-06-03
    days on market $159,000 New 8 DOM
14. 2026-06-02
    days on market $159,000 New 7 DOM
15. 2026-06-01
    days on market $159,000 New 6 DOM
16. 2026-05-31
    days on market $159,000 New 5 DOM
17. 2026-05-30
    days on market $159,000 New 4 DOM
18. 2026-05-26
    listed $159,000 Active 444-char remark

    Show marketing remark (444 chars)

    Precious 2-bedroom home in North Macon located in the desirable Springdale school district! Perfect for a starter home or investment property, this 100% updated and completely remodeled home offers style, comfort, and convenience in a fantastic location. Move-in ready and priced to sell, this is an incredible opportunity you won't want to miss. Be sure and ask for a complete list of all updates. Come see all this charming home has to offer!

19. 2026-05-26
    listed $159,000 Active 444-char remark

    Show marketing remark (444 chars)

    Precious 2-bedroom home in North Macon located in the desirable Springdale school district! Perfect for a starter home or investment property, this 100% updated and completely remodeled home offers style, comfort, and convenience in a fantastic location. Move-in ready and priced to sell, this is an incredible opportunity you won't want to miss. Be sure and ask for a complete list of all updates. Come see all this charming home has to offer!

20. 2026-05-22
    listed $159,000 New
21. 2020-07-07
    soldstatus $50,000
22. 2020-07-02
    soldstatus $50,000
23. 2020-06-16
    listed $49,900
24. 2020-06-15
    listed $49,900
25. 2003-09-02
    soldstatus $65,500
26. 1998-12-11
    soldstatus $55,000

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$583/yr (+$49/mo · 66.2%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,997
• − Mortgage interest: −$8,906
• − Property taxes: −$880
• − Insurance: −$795
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,625
• Taxable loss: −$1,769
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $1,382/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): 33,288
• Household income: $78,447
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 32% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -144.60%
• Current HPI: 172.1313
• Rent YoY: ▲ 1.71%
• 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

+189.1% since first listed

9 events — show timeline

• 2026-05-26 Listed $159,000 CGMLS
• 2026-05-26 Listed $159,000 MGMLS
• 2026-05-22 Listed $159,000 GAMLS
• 2020-07-07 Sold (Public Records) $50,000 Public Records
• 2020-07-02 Sold (MLS) $50,000 MGMLS
• 2020-06-16 Listed $49,900 MGMLS
• 2020-06-15 Listed $49,900 CGMLS
• 2003-09-02 Sold (Public Records) $65,500 Public Records
• 1998-12-11 Sold (Public Records) $55,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $880 · -1.3% YoY. Source: county tax records.