3134 Ohara Dr S · Macon-Bibb County, GA 31206

$100,000

3 bd · 1.5 ba · 2,118 sqft · SingleFamily public records · 27 Days on market

Built 1965 10,454 sqft lot $47/sqft · 39% below area Est $166k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large remodeled house

Key facts

• 0.24 acre lot
• Built 1965
• Listed 27 days

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 $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 (+5.0%/yr); 207 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,348/mo this rent would consume 54% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 5.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 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 $40k; list at $100k implies a 150% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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: 1.35% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.20%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $165,585
• List price: $100,000
• Delta: -39.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3165 Ohara Dr N	0.10mi	3/3.0	1,928 (-9%)	3mo	$166,500	$86	72
106 Shiloh Ct	0.65mi	4/2.5 (+1)	2,080 (-2%)	1mo	$215,000	$103	57
258 Beaumont Hts	0.62mi	3/2.0	2,050 (-3%)	13mo	$217,000	$106	53
3401 Ohara Dr N	0.56mi	4/1.5 (+1)	1,813 (-14%)	4mo	$166,000	$92	41

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.49×
• Total profit: $13,634
• Equity at exit: $14,910

10-year hold

• IRR: 22.4%
• Equity multiple: 3.10×
• Total profit: $58,662
• Equity at exit: $8,646

Cash invested: $28,000 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $425

Break-even live

Break-even rent $810

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3733 Lindsey Dr Macon, GA	3.0	2.0	1645	$1,350	$0.82	13d	1	0.06mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	1.07mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	1.26mi
1334 Dewey St Macon, GA	3.0	2.0	1942	$1,300	$0.67	20d	1	1.43mi

Listing history 7 events

1. 2026-05-01
   status Back On Market 21-char remark

   Show marketing remark (302 chars)

   Large home offering a split floor plan , 4 nice size bedrooms , 2 Baths, formal Living room, formal dining room, kitchen with lots of cabinet and counter space, hardwood and tile flooring, rocking chair front porch and a massive back yard. this home is currently rented Please Do Not disturb the tenant

2. 2026-05-01
   status Active 302-char remark

   Show marketing remark (302 chars)

   Large home offering a split floor plan , 4 nice size bedrooms , 2 Baths, formal Living room, formal dining room, kitchen with lots of cabinet and counter space, hardwood and tile flooring, rocking chair front porch and a massive back yard. this home is currently rented Please Do Not disturb the tenant

3. 2026-04-10
   listed Active Under Contract 302-char remark

   Show marketing remark (302 chars)

   Large home offering a split floor plan , 4 nice size bedrooms , 2 Baths, formal Living room, formal dining room, kitchen with lots of cabinet and counter space, hardwood and tile flooring, rocking chair front porch and a massive back yard. this home is currently rented Please Do Not disturb the tenant

4. 2026-04-10
   listed $100,000 302-char remark

   Show marketing remark (302 chars)

   Large home offering a split floor plan , 4 nice size bedrooms , 2 Baths, formal Living room, formal dining room, kitchen with lots of cabinet and counter space, hardwood and tile flooring, rocking chair front porch and a massive back yard. this home is currently rented Please Do Not disturb the tenant

5. 2026-04-09
   historical 21-char remark

   Show marketing remark (21 chars)

   Large remodeled house

6. 2026-04-09
   listed $100,000 21-char remark

   Show marketing remark (21 chars)

   Large remodeled house

7. 2016-10-24
   soldstatus $40,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$30/yr (+$3/mo · 3.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 18 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: $16,174
• − Mortgage interest: −$5,602
• − Property taxes: −$890
• − Insurance: −$500
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$2,909
• Taxable income: $3,686
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $4,210/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+150.0% since first listed

7 events — show timeline

• 2026-05-01 Relisted — GAMLS
• 2026-05-01 Relisted — MGMLS
• 2026-04-10 Listed $100,000 MGMLS
• 2026-04-10 Listed — MGMLS
• 2026-04-09 Listed $100,000 GAMLS
• 2026-04-09 Listing Removed — GAMLS
• 2016-10-24 Sold (Public Records) $40,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $890 · -6.4% YoY. Source: county tax records.