2418 Tredway Dr · Macon-Bibb County, GA 31211

$99,500

3 bd · 1.5 ba · 1,336 sqft · SingleFamily public records · 14 Days on market

Built 1956 0.26 ac lot $74/sqft · at area comps Est $122k · 19% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.6/10.0
• 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 MLS

This charming ranch-style home is full of potential and ready for your personal touch. Featuring 3 spacious bedrooms and 1.5 bathrooms, the home offers a comfortable living and dining area, along with an eat-in kitchen complete with plenty of cabinet space, a new stove, and refrigerator. The washer and dryer will also remain with the home for added convenience. Just off the kitchen, you'll find a cozy bonus room with a fireplace that opens to a covered porch overlooking the large fenced backyard -- perfect for cookouts, family gatherings, outdoor games, and room for kids or pets to play. Whether you're searching for a place to call home or looking to expand your investment portfolio, this property is a fantastic opportunity! THIS IS AN 'AS IS' SALE and will only qualify for cash or a conventional loan. No warranties and no repairs will be made by the Seller. Some TLC will spiff this home right up!

Key facts

• Covered porch
• Eat in kitchen
• Ranch style home

Tags

• RANCH STYLE HOME
• EAT IN KITCHEN
• COZY BONUS ROOM
• COVERED PORCH
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.6% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $688 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $70k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,500

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (median comp): $122,445
• List price: $99,500
• Delta: -13.51%
• 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
2630 Pauladale Dr	0.33mi	3/2.0	1,300 (-3%)	1mo	$170,000	$131	77
1980 Bayswater Rd	0.16mi	3/1.0	1,200 (-10%)	3mo	$123,600	$103	71
2410 Tredway Dr	0.02mi	4/1.5 (+1)	1,450 (+8%)	13mo	$135,000	$93	69
2535 Hyde Park Rd	0.37mi	3/2.0	1,268 (-5%)	7mo	$164,000	$129	66
2401 Kensington Rd	0.04mi	3/2.0	1,152 (-14%)	17mo	$92,000	$80	59
2639 Tredway Dr	0.39mi	4/2.0 (+1)	1,500 (+12%)	3mo	$108,000	$72	52
2792 Skyline Dr	0.63mi	3/1.0	1,244 (-7%)	7mo	$59,900	$48	51
2815 Horseshoe Dr	0.69mi	4/2.0 (+1)	1,264 (-5%)	1mo	$149,900	$119	51
2530 Saratoga Dr	0.42mi	3/2.0	1,453 (+9%)	19mo	$200,000	$138	48
2361 Ollie Dr	0.47mi	4/2.0 (+1)	1,513 (+13%)	3mo	$50,000	$33	46
2718 Alandale Dr	0.48mi	3/1.0	1,474 (+10%)	15mo	$134,900	$92	46
1251 Boone St	0.64mi	3/2.0	1,208 (-10%)	19mo	$115,000	$95	37

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,072
• Equity at exit: $14,836

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $23,052
• Equity at exit: $8,603

Cash invested: $27,860 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$522
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $270

Break-even live

Break-even rent $817

Max offer price $99,500

Occupancy floor 72%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	0.18mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	0.30mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	21d	1	0.49mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	0.55mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	21d	1	0.65mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	0.71mi
240 Neptune Ct Macon, GA	2.0	1.5	1025	$875	$0.85	21d	1	0.78mi
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	13d	1	0.83mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	0.84mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	43d	1	0.86mi
2871 New Clinton Rd Macon, GA	3.0	1.0	1100	$1,100	$1.00	43d	1	0.91mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.99mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	1.04mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	21d	1	1.22mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	21d	1	1.23mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	13d	1	1.23mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	43d	1	1.26mi
2275 Gray Hwy Macon, GA	1.0–3.0	1.0–2.5	1134	$1,140	$1.01	13d	15	1.26mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	13d	1	1.28mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	43d	1	1.28mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	13d	1	1.30mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	13d	1	1.30mi
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	13d	1	1.31mi

Listing history 18 events

1. 2026-06-03
   status $99,500 Under Contract 14 DOM
2. 2026-06-02
   statusdays on market $99,500 Active 14 DOM
3. 2026-06-01
   days on market $99,500 New 13 DOM
4. 2026-05-31
   days on market $99,500 New 12 DOM
5. 2026-05-30
   days on market $99,500 New 11 DOM
6. 2026-05-19
   historical
7. 2026-05-18
   listed $99,500 New 910-char remark

   Show marketing remark (910 chars)

   This charming ranch-style home is full of potential and ready for your personal touch. Featuring 3 spacious bedrooms and 1.5 bathrooms, the home offers a comfortable living and dining area, along with an eat-in kitchen complete with plenty of cabinet space, a new stove, and refrigerator. The washer and dryer will also remain with the home for added convenience. Just off the kitchen, you'll find a cozy bonus room with a fireplace that opens to a covered porch overlooking the large fenced backyard -- perfect for cookouts, family gatherings, outdoor games, and room for kids or pets to play. Whether you're searching for a place to call home or looking to expand your investment portfolio, this property is a fantastic opportunity! THIS IS AN 'AS IS' SALE and will only qualify for cash or a conventional loan. No warranties and no repairs will be made by the Seller. Some TLC will spiff this home right up!

8. 2026-05-18
   listed $99,500 Active

   Show marketing remark (910 chars)

   This charming ranch-style home is full of potential and ready for your personal touch. Featuring 3 spacious bedrooms and 1.5 bathrooms, the home offers a comfortable living and dining area, along with an eat-in kitchen complete with plenty of cabinet space, a new stove, and refrigerator. The washer and dryer will also remain with the home for added convenience. Just off the kitchen, you'll find a cozy bonus room with a fireplace that opens to a covered porch overlooking the large fenced backyard -- perfect for cookouts, family gatherings, outdoor games, and room for kids or pets to play. Whether you're searching for a place to call home or looking to expand your investment portfolio, this property is a fantastic opportunity! THIS IS AN 'AS IS' SALE and will only qualify for cash or a conventional loan. No warranties and no repairs will be made by the Seller. Some TLC will spiff this home right up!

9. 2026-05-18
   listed $99,500 Active

   Show marketing remark (910 chars)

   This charming ranch-style home is full of potential and ready for your personal touch. Featuring 3 spacious bedrooms and 1.5 bathrooms, the home offers a comfortable living and dining area, along with an eat-in kitchen complete with plenty of cabinet space, a new stove, and refrigerator. The washer and dryer will also remain with the home for added convenience. Just off the kitchen, you'll find a cozy bonus room with a fireplace that opens to a covered porch overlooking the large fenced backyard -- perfect for cookouts, family gatherings, outdoor games, and room for kids or pets to play. Whether you're searching for a place to call home or looking to expand your investment portfolio, this property is a fantastic opportunity! THIS IS AN 'AS IS' SALE and will only qualify for cash or a conventional loan. No warranties and no repairs will be made by the Seller. Some TLC will spiff this home right up!

10. 2026-05-04
    price $105,900
11. 2026-05-04
    price $105,900
12. 2026-05-04
    price $105,900
13. 2026-04-06
    price $120,000
14. 2026-04-06
    price $120,000
15. 2026-03-08
    status Back On Market
16. 2026-02-03
    status Under Contract
17. 2026-01-19
    listed $125,000 New
18. 2005-07-14
    soldstatus $70,000

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $984 · $82/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $13,905
• − Mortgage interest: −$5,574
• − Property taxes: −$984
• − Insurance: −$498
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,895
• Taxable income: $1,730
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,826/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

+42.1% since first listed

13 events — show timeline

• 2026-05-19 Listing Removed — GAMLS
• 2026-05-18 Listed $99,500 CGMLS
• 2026-05-18 Listed $99,500 MGMLS
• 2026-05-18 Listed $99,500 GAMLS
• 2026-05-04 Price Changed $105,900 MGMLS
• 2026-05-04 Price Changed $105,900 CGMLS
• 2026-05-04 Price Changed $105,900 GAMLS
• 2026-04-06 Price Changed $120,000 GAMLS
• 2026-04-06 Price Changed $120,000 MGMLS
• 2026-03-08 Relisted — GAMLS
• 2026-02-03 Pending — GAMLS
• 2026-01-19 Listed $125,000 GAMLS
• 2005-07-14 Sold (Public Records) $70,000 Public Records

Property tax history

+20.8%/yr

Latest (2025): $984 · +10.7% YoY. Source: county tax records.