3998 Floyd Ave · Macon-Bibb County, GA 31204

$85,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 81 Days on market

Built 1961 6,098 sqft lot $114/sqft · 51% above area

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

Welcome to this beautifully renovated home that has been updated from top to bottom and is truly just short of new construction. Major improvements include all-new wiring, new plumbing, a new roof, and a new HVAC system, offering peace of mind for years to come. Inside, you’ll find new sheetrock throughout, stylish soft-close kitchen cabinets, and an updated bathroom featuring a new tiled tub, vanity, and toilet. Each bedroom showcases charming farmhouse-style doors, while new lighting and ceiling fans add a modern touch throughout the home. The property also features all-new windows and window blinds, bringing in plenty of natural light and energy efficiency. Conveniently located near restaurants and shopping, this move-in-ready home offers modern upgrades, comfort, and convenience all in one.

Key facts

• New plumbing
• New wiring
• New roof

Tags

• NEW WIRING
• NEW PLUMBING
• NEW ROOF
• NEW HVAC SYSTEM
• SOFT-CLOSE KITCHEN CABINETS
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.5% 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 C — 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); 257 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $85k implies a 750% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $56,356
• List price: $85,000
• Delta: 50.83%
• Verdict: OVERPRICED
• 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	0.15mi	2/1.0	828 (+11%)	1mo	$14,000	$17	74
3517 Napier Ave	0.24mi	2/1.0	768 (+3%)	13mo	$66,000	$86	74
3641 Dawn St	0.33mi	1/1.0 (-1)	746 (-0%)	12mo	$49,500	$66	69
3538 Cresthill Ave	0.16mi	1/1.0 (-1)	673 (-10%)	10mo	$13,000	$19	63
3664 Mckenzie Dr	0.43mi	2/1.0	840 (+12%)	0mo	$70,710	$84	59
3369 Matheson Dr	0.57mi	2/1.0	754 (+1%)	18mo	$53,500	$71	57
3625 Napier Ave	0.35mi	2/1.0	672 (-10%)	14mo	$62,000	$92	55
3653 Morgan Dr	0.36mi	2/1.0	852 (+14%)	15mo	$50,000	$59	48
3536 Log Cabin Dr	0.31mi	1/1.0 (-1)	854 (+14%)	17mo	$6,500	$8	43
3482 Austin Ave	0.66mi	2/1.0	824 (+10%)	12mo	$96,500	$117	42
3469 Charleston Cir	0.70mi	3/1.0 (+1)	856 (+14%)	2mo	$49,900	$58	36
3323 Mary Dr	0.74mi	2/1.0	838 (+12%)	17mo	$92,500	$110	32

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-4,924
• Equity at exit: $12,674

10-year hold

• IRR: 6.0%
• Equity multiple: 1.48×
• Total profit: $11,471
• Equity at exit: $7,349

Cash invested: $23,800 (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: 257
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $890 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $116

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 82%

Sensitivity live

Price	-10% $174	-5% $145	+0% $116	+5% $86	+10% $57
Rent	-10% $45	-5% $81	+0% $116	+5% $151	+10% $186
Rate	-1.0pp $159	-0.5pp $137	base $116	+0.5pp $94	+1.0pp $71

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3561 Thorpe St Unit 3563 Macon, GA	1.0	1.0	512	$650	$1.27	45d	1	0.16mi
140 Prentice Pl Apt E Macon, GA	1.0	1.0	600	$1,400	$2.33	45d	1	1.00mi
140 Prentice Pl Apt F Macon, GA	1.0	1.0	600	$785	$1.31	45d	1	1.00mi
3324 Vineville Ave Unit 57A Macon, GA	1.0	1.0	680	$800	$1.18	22d	1	1.03mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	45d	1	1.09mi
241 Riley Ave Unit C3 Macon, GA	1.0	1.0	500	$800	$1.60	15d	1	1.21mi
241 Riley Ave Apt B3 Macon, GA	1.0	1.0	500	$800	$1.60	45d	1	1.22mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	45d	1	1.25mi
4151 Log Cabin Dr Macon, GA	1.0–2.0	1.0–2.0	836	$1,434	$1.72	45d	1	1.36mi
1655 N Atwood Dr Unit 5 Macon, GA	1.0	1.0	750	$850	$1.13	22d	1	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $85,000 Active 81 DOM
2. 2026-06-19
   days on market $85,000 Active 79 DOM
3. 2026-06-18
   days on market $85,000 Active 78 DOM
4. 2026-06-17
   days on market $85,000 Active 77 DOM
5. 2026-06-16
   days on market $85,000 Active 76 DOM
6. 2026-06-15
   days on market $85,000 Active 75 DOM
7. 2026-06-14
   days on market $85,000 Active 73 DOM
8. 2026-06-13
   days on market $85,000 Active 72 DOM
9. 2026-06-10
   days on market $85,000 Active 70 DOM
10. 2026-06-09
    days on market $85,000 Active 69 DOM
11. 2026-06-09
    days on market $85,000 Active 68 DOM
12. 2026-06-07
    days on market $85,000 Active 67 DOM
13. 2026-06-03
    days on market $85,000 Active 63 DOM
14. 2026-06-02
    days on market $85,000 Active 62 DOM
15. 2026-06-01
    days on market $85,000 Active 61 DOM
16. 2026-05-31
    days on market $85,000 Active 60 DOM
17. 2026-05-30
    days on market $85,000 Active 59 DOM
18. 2026-05-06
    price $85,000 811-char remark

    Show marketing remark (811 chars)

    Welcome to this beautifully renovated home that has been updated from top to bottom and is truly just short of new construction. Major improvements include all-new wiring, new plumbing, a new roof, and a new HVAC system, offering peace of mind for years to come. Inside, you'll find new sheetrock throughout, stylish soft-close kitchen cabinets, and an updated bathroom featuring a new tiled tub, vanity, and toilet. Each bedroom showcases charming farmhouse-style doors, while new lighting and ceiling fans add a modern touch throughout the home. The property also features all-new windows and window blinds, bringing in plenty of natural light and energy efficiency. Conveniently located near restaurants and shopping, this move-in-ready home offers modern upgrades, comfort, and convenience all in one.

19. 2026-05-06
    price $85,000 811-char remark

    Show marketing remark (811 chars)

    Welcome to this beautifully renovated home that has been updated from top to bottom and is truly just short of new construction. Major improvements include all-new wiring, new plumbing, a new roof, and a new HVAC system, offering peace of mind for years to come. Inside, you'll find new sheetrock throughout, stylish soft-close kitchen cabinets, and an updated bathroom featuring a new tiled tub, vanity, and toilet. Each bedroom showcases charming farmhouse-style doors, while new lighting and ceiling fans add a modern touch throughout the home. The property also features all-new windows and window blinds, bringing in plenty of natural light and energy efficiency. Conveniently located near restaurants and shopping, this move-in-ready home offers modern upgrades, comfort, and convenience all in one.

20. 2026-04-15
    price $94,500 811-char remark

    Show marketing remark (811 chars)

    Welcome to this beautifully renovated home that has been updated from top to bottom and is truly just short of new construction. Major improvements include all-new wiring, new plumbing, a new roof, and a new HVAC system, offering peace of mind for years to come. Inside, you’ll find new sheetrock throughout, stylish soft-close kitchen cabinets, and an updated bathroom featuring a new tiled tub, vanity, and toilet. Each bedroom showcases charming farmhouse-style doors, while new lighting and ceiling fans add a modern touch throughout the home. The property also features all-new windows and window blinds, bringing in plenty of natural light and energy efficiency. Conveniently located near restaurants and shopping, this move-in-ready home offers modern upgrades, comfort, and convenience all in one.

21. 2026-04-15
    price $94,500 811-char remark

    Show marketing remark (811 chars)

    Welcome to this beautifully renovated home that has been updated from top to bottom and is truly just short of new construction. Major improvements include all-new wiring, new plumbing, a new roof, and a new HVAC system, offering peace of mind for years to come. Inside, you’ll find new sheetrock throughout, stylish soft-close kitchen cabinets, and an updated bathroom featuring a new tiled tub, vanity, and toilet. Each bedroom showcases charming farmhouse-style doors, while new lighting and ceiling fans add a modern touch throughout the home. The property also features all-new windows and window blinds, bringing in plenty of natural light and energy efficiency. Conveniently located near restaurants and shopping, this move-in-ready home offers modern upgrades, comfort, and convenience all in one.

22. 2026-04-01
    listed $98,500 Active 811-char remark

    Show marketing remark (811 chars)

    Welcome to this beautifully renovated home that has been updated from top to bottom and is truly just short of new construction. Major improvements include all-new wiring, new plumbing, a new roof, and a new HVAC system, offering peace of mind for years to come. Inside, you’ll find new sheetrock throughout, stylish soft-close kitchen cabinets, and an updated bathroom featuring a new tiled tub, vanity, and toilet. Each bedroom showcases charming farmhouse-style doors, while new lighting and ceiling fans add a modern touch throughout the home. The property also features all-new windows and window blinds, bringing in plenty of natural light and energy efficiency. Conveniently located near restaurants and shopping, this move-in-ready home offers modern upgrades, comfort, and convenience all in one.

23. 2026-03-22
    listed $98,500 New 811-char remark

    Show marketing remark (811 chars)

    Welcome to this beautifully renovated home that has been updated from top to bottom and is truly just short of new construction. Major improvements include all-new wiring, new plumbing, a new roof, and a new HVAC system, offering peace of mind for years to come. Inside, you'll find new sheetrock throughout, stylish soft-close kitchen cabinets, and an updated bathroom featuring a new tiled tub, vanity, and toilet. Each bedroom showcases charming farmhouse-style doors, while new lighting and ceiling fans add a modern touch throughout the home. The property also features all-new windows and window blinds, bringing in plenty of natural light and energy efficiency. Conveniently located near restaurants and shopping, this move-in-ready home offers modern upgrades, comfort, and convenience all in one.

24. 2024-07-26
    historical
25. 2024-02-19
    status Back On Market
26. 2024-02-07
    status Under Contract
27. 2024-01-30
    listed $29,500 New
28. 2023-07-08
    historical
29. 2022-11-08
    listed $32,800 New
30. 2022-09-13
    historical
31. 2022-08-19
    listed $32,000 New
32. 2004-04-29
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $10,681
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$2,473
• Taxable income: $38
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,380/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

+750.0% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $85,000 CGMLS
• 2026-05-06 Price Changed $85,000 GAMLS
• 2026-04-15 Price Changed $94,500 GAMLS
• 2026-04-15 Price Changed $94,500 CGMLS
• 2026-04-01 Listed $98,500 CGMLS
• 2026-03-22 Listed $98,500 GAMLS
• 2024-07-26 Listing Removed — GAMLS
• 2024-02-19 Relisted — GAMLS
• 2024-02-07 Pending — GAMLS
• 2024-01-30 Listed $29,500 GAMLS
• 2023-07-08 Listing Removed — GAMLS
• 2022-11-08 Listed $32,800 GAMLS
• 2022-09-13 Listing Removed — GAMLS
• 2022-08-19 Listed $32,000 GAMLS
• 2004-04-29 Sold (Public Records) $10,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $161 · +35.4% YoY. Source: county tax records.