5164 Harris Dr · Macon-Bibb County, GA 31052

$99,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 76 Days on market

Built 1987 2.40 ac lot ↓ 23% 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
• 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

Enjoy the charm of country living in the small rural town of Lizella with this well-maintained 1987 modular home situated on over 2 beautiful acres! This 4-bedroom, 3-bathroom property offers the perfect blend of comfort, privacy, and opportunity. Relax with your morning coffee on the screened front porch and unwind in the evening on the brand-new back porch overlooking the spacious backyard and peaceful surroundings. The home features a paved driveway, well and septic system, and a small outbuilding ideal for storage, hobbies, or workshop space. Perfect for a first-time homebuyer looking for room to spread out or an investor searching for a great income-producing property, this home offers affordability, acreage, and the quiet lifestyle you’ve been dreaming of—while still being convenient to nearby amenities.

Key facts

• Screened front porch
• Brand-new back porch
• Spacious backyard

Tags

• SCREENED FRONT PORCH
• BRAND-NEW BACK PORCH
• SPACIOUS BACKYARD
• PAVED DRIVEWAY
• SMALL OUTBUILDING
• FURNACE REPLACEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $684 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.62% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.18%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.97×
• Total profit: $26,861
• Equity at exit: $14,761

10-year hold

• IRR: 31.5%
• Equity multiple: 3.83×
• Total profit: $78,540
• Equity at exit: $8,560

Cash invested: $27,720 (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 31052

• Home prices YoY: -19.2%
• Active inventory: 111
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $674

Break-even live

Break-even rent $747

Max offer price $99,000

Occupancy floor 53%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Windwood Dr Macon, GA	3.0	2.0	1429	$1,600	$1.12	21d	1	0.88mi

Listing history 7 events

1. 2026-05-14
   status Pending 833-char remark

   Show marketing remark (833 chars)

   Enjoy the charm of country living in the small rural town of Lizella with this well-maintained 1987 modular home situated on over 2 beautiful acres! This 4-bedroom, 3-bathroom property offers the perfect blend of comfort, privacy, and opportunity. Relax with your morning coffee on the screened front porch and unwind in the evening on the brand-new back porch overlooking the spacious backyard and peaceful surroundings. The home features a paved driveway, well and septic system, and a small outbuilding ideal for storage, hobbies, or workshop space. Perfect for a first-time homebuyer looking for room to spread out or an investor searching for a great income-producing property, this home offers affordability, acreage, and the quiet lifestyle you’ve been dreaming of—while still being convenient to nearby amenities.

2. 2026-04-15
   price $99,000 833-char remark

   Show marketing remark (833 chars)

   Enjoy the charm of country living in the small rural town of Lizella with this well-maintained 1987 modular home situated on over 2 beautiful acres! This 4-bedroom, 3-bathroom property offers the perfect blend of comfort, privacy, and opportunity. Relax with your morning coffee on the screened front porch and unwind in the evening on the brand-new back porch overlooking the spacious backyard and peaceful surroundings. The home features a paved driveway, well and septic system, and a small outbuilding ideal for storage, hobbies, or workshop space. Perfect for a first-time homebuyer looking for room to spread out or an investor searching for a great income-producing property, this home offers affordability, acreage, and the quiet lifestyle you’ve been dreaming of—while still being convenient to nearby amenities.

3. 2026-04-10
   price $104,000 833-char remark

   Show marketing remark (833 chars)

   Enjoy the charm of country living in the small rural town of Lizella with this well-maintained 1987 modular home situated on over 2 beautiful acres! This 4-bedroom, 3-bathroom property offers the perfect blend of comfort, privacy, and opportunity. Relax with your morning coffee on the screened front porch and unwind in the evening on the brand-new back porch overlooking the spacious backyard and peaceful surroundings. The home features a paved driveway, well and septic system, and a small outbuilding ideal for storage, hobbies, or workshop space. Perfect for a first-time homebuyer looking for room to spread out or an investor searching for a great income-producing property, this home offers affordability, acreage, and the quiet lifestyle you’ve been dreaming of—while still being convenient to nearby amenities.

4. 2026-03-31
   price $109,000 833-char remark

   Show marketing remark (833 chars)

   Enjoy the charm of country living in the small rural town of Lizella with this well-maintained 1987 modular home situated on over 2 beautiful acres! This 4-bedroom, 3-bathroom property offers the perfect blend of comfort, privacy, and opportunity. Relax with your morning coffee on the screened front porch and unwind in the evening on the brand-new back porch overlooking the spacious backyard and peaceful surroundings. The home features a paved driveway, well and septic system, and a small outbuilding ideal for storage, hobbies, or workshop space. Perfect for a first-time homebuyer looking for room to spread out or an investor searching for a great income-producing property, this home offers affordability, acreage, and the quiet lifestyle you’ve been dreaming of—while still being convenient to nearby amenities.

5. 2026-03-19
   price $114,000 833-char remark

   Show marketing remark (833 chars)

   Enjoy the charm of country living in the small rural town of Lizella with this well-maintained 1987 modular home situated on over 2 beautiful acres! This 4-bedroom, 3-bathroom property offers the perfect blend of comfort, privacy, and opportunity. Relax with your morning coffee on the screened front porch and unwind in the evening on the brand-new back porch overlooking the spacious backyard and peaceful surroundings. The home features a paved driveway, well and septic system, and a small outbuilding ideal for storage, hobbies, or workshop space. Perfect for a first-time homebuyer looking for room to spread out or an investor searching for a great income-producing property, this home offers affordability, acreage, and the quiet lifestyle you’ve been dreaming of—while still being convenient to nearby amenities.

6. 2026-03-10
   price $119,000 833-char remark

   Show marketing remark (833 chars)

   Enjoy the charm of country living in the small rural town of Lizella with this well-maintained 1987 modular home situated on over 2 beautiful acres! This 4-bedroom, 3-bathroom property offers the perfect blend of comfort, privacy, and opportunity. Relax with your morning coffee on the screened front porch and unwind in the evening on the brand-new back porch overlooking the spacious backyard and peaceful surroundings. The home features a paved driveway, well and septic system, and a small outbuilding ideal for storage, hobbies, or workshop space. Perfect for a first-time homebuyer looking for room to spread out or an investor searching for a great income-producing property, this home offers affordability, acreage, and the quiet lifestyle you’ve been dreaming of—while still being convenient to nearby amenities.

7. 2026-02-26
   listed $129,000 Active 833-char remark

   Show marketing remark (833 chars)

   Enjoy the charm of country living in the small rural town of Lizella with this well-maintained 1987 modular home situated on over 2 beautiful acres! This 4-bedroom, 3-bathroom property offers the perfect blend of comfort, privacy, and opportunity. Relax with your morning coffee on the screened front porch and unwind in the evening on the brand-new back porch overlooking the spacious backyard and peaceful surroundings. The home features a paved driveway, well and septic system, and a small outbuilding ideal for storage, hobbies, or workshop space. Perfect for a first-time homebuyer looking for room to spread out or an investor searching for a great income-producing property, this home offers affordability, acreage, and the quiet lifestyle you’ve been dreaming of—while still being convenient to nearby amenities.

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$558/yr (+$46/mo · 157.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$5,546
• − Property taxes: −$353
• − Insurance: −$495
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,880
• Taxable income: $6,854
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $6,445/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
• City population: 143,186
• Population (ZIP): 9,308

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 White (68%)
• Race & ethnicity: White 68% Black 23% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -47.49%
• Current HPI: 200.3778
• Rent YoY: —
• Metro: —
• 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

-23.3% since first listed

7 events — show timeline

• 2026-05-14 Pending — CGMLS
• 2026-04-15 Price Changed $99,000 CGMLS
• 2026-04-10 Price Changed $104,000 CGMLS
• 2026-03-31 Price Changed $109,000 CGMLS
• 2026-03-19 Price Changed $114,000 CGMLS
• 2026-03-10 Price Changed $119,000 CGMLS
• 2026-02-26 Listed $129,000 CGMLS

Property tax history

+28.2%/yr

Latest (2025): $353 · -1.1% YoY. Source: county tax records.