770 Winchester Cir · Macon-Bibb County, GA 31210

$169,900

2 bd · 1.5 ba · 1,280 sqft · SingleFamily public records · 3 Days on market

Built 1955 0.58 ac lot Est $154k · 11% over

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Why this score? — see what drove the F 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 +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• ARV discount +2.7/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute, affordable, and move-in ready! This all-brick, one-level home is located in the well-established Wimbish Woods neighborhood and offers newly refinished hardwood floors and fresh paint throughout. With 3 bedrooms, 1.5 baths, and 1,280 square feet, there's plenty to love, including carport parking and a fenced backyard. Major updates include a 3-year-old roof, 2021 water heater, and 2014 HVAC. Great curb appeal, solid updates, and exceptional value--schedule your private tour today!

Key facts

• 2021 water heater
• Carport parking
• Fenced backyard

Tags

• WIMBISH WOODS NEIGHBORHOOD
• REFINISHED HARDWOOD FLOORS
• FENCED BACKYARD
• CARPORT PARKING
• 3 YEAR OLD ROOF
• 2021 WATER HEATER

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No HOA

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer (sewer connected)
• Home design: Single-family house; One story; Resale property
• Construction: Built in 1955; Brick construction; Composition roof; Crawl space foundation
• Exterior features: Backyard; Chain-link fencing; Level lot

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One-level living; Crawl space basement; Dishwasher; Disposal; In-garage laundry; Hardwood flooring; No fireplace
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $8 ($94/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 $135k (20.5% below list).
• Recommended offer: $135k (20.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: 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); 235 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $80k; list at $170k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $135,095 (20.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $153,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
755 Gay Dr	0.20mi	3/1.5 (+1)	1,398 (+9%)	18mo	$162,000	$116	55
711 Forest Hill Rd	0.35mi	2/2.0	1,420 (+11%)	15mo	$138,500	$98	51
4164 Wood Forest Pl	0.67mi	3/2.0 (+1)	1,215 (-5%)	3mo	$189,900	$156	51
4230 Wood Forest Pl	0.72mi	3/2.0 (+1)	1,241 (-3%)	8mo	$183,000	$147	48
831 Forest Hill Ct	0.69mi	3/1.5 (+1)	1,333 (+4%)	10mo	$168,000	$126	47
4227 Wood Forest Pl	0.69mi	3/1.5 (+1)	1,392 (+9%)	5mo	$167,000	$120	44
740 Valley Trl	0.57mi	3/2.0 (+1)	1,448 (+13%)	5mo	$195,000	$135	41
1106 Darlington Dr	0.47mi	3/1.5 (+1)	1,416 (+11%)	20mo	$170,000	$120	38
732 Woodhaven Rd	0.64mi	3/2.0 (+1)	1,350 (+6%)	20mo	$180,000	$133	37
4231 Laura Ann Pl	0.66mi	3/2.0 (+1)	1,201 (-6%)	18mo	$130,000	$108	37
619 Willow Crk #619	0.52mi	3/2.0 (+1)	1,428 (+12%)	16mo	$150,000	$105	36
954 Lockwood Pl	0.60mi	3/1.5 (+1)	1,444 (+13%)	16mo	$165,900	$115	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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-28,815
• Equity at exit: $25,333

10-year hold

• IRR: -11.8%
• Equity multiple: 0.34×
• Total profit: $-31,576
• Equity at exit: $14,690

Cash invested: $47,572 (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: 235
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$891
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $8

Break-even live

Break-even rent $1,341

Max offer price $169,900

Occupancy floor 94%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Village Ln Macon, GA	2.0	2.0	1611	$2,395	$1.49	13d	1	0.44mi
773 Downing St Macon, GA	2.0	1.0	1200	$1,250	$1.04	13d	1	0.58mi
777 Windsor Rd Macon, GA	3.0	2.0	1442	$1,850	$1.28	44d	1	0.59mi
3300 N Ingle Pl Macon, GA	1.0–3.0	1.0–2.0	1215	$1,125	$0.93	21d	4	0.70mi
825 S Forest Lake Dr Unit 2 Macon, GA	2.0	2.0	1070	$1,200	$1.12	44d	1	0.79mi
2962 Thornwood Dr Macon, GA	3.0	2.0	1680	$1,700	$1.01	44d	1	0.82mi
3876 Northside Dr Macon, GA	1.0–3.0	1.0–2.0	995	$950	$0.95	13d	7	1.03mi
200 Charter Ln Macon, GA	1.0–3.0	1.0–2.0	1088	$1,322	$1.21	13d	18	1.07mi
3871 Northside Dr Macon, GA	1.0–2.0	1.0–1.5	1087	$995	$0.91	13d	3	1.11mi
3901 Northside Dr Macon, GA	2.0	2.0	1100	$985	$0.90	13d	1	1.21mi
3901 Northside Dr Macon, GA	3.0	2.0	1250	$1,100	$0.88	21d	1	1.21mi
3901 Northside Dr Macon, GA	2.0	2.0	1100	$985	$0.90	44d	1	1.21mi
2759 Ellenwood Cir S Macon, GA	3.0	1.0	1537	$1,295	$0.84	44d	1	1.27mi
2873 Audubon Cir Unit 2873 Macon, GA	3.0	1.0	1200	$1,195	$1.00	21d	1	1.33mi
230 Roycrest Dr Macon, GA	3.0	2.0	1261	$1,300	$1.03	44d	1	1.36mi
3896 Riverside Dr Macon, GA	3.0	3.0	1550	$1,324	$0.85	21d	1	1.37mi
3896 Riverside Dr Macon, GA	2.0	2.0	1305	$1,024	$0.78	44d	1	1.37mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $169,900 Under Contract 3 DOM
2. 2026-06-03
   remarks 496-char remark
3. 2026-06-03
   listed $169,900 New 1 DOM

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$391/yr (+$33/mo · 33.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $16,211
• − Mortgage interest: −$9,517
• − Property taxes: −$1,172
• − Insurance: −$850
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$4,943
• Taxable loss: −$2,864
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $781/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

+112.6% since first listed

4 events — show timeline

• 2026-06-02 Listed $169,900 CGMLS
• 2026-06-02 Listed $169,900 MGMLS
• 2026-06-01 Listed $169,900 GAMLS
• 1998-06-03 Sold (Public Records) $79,900 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,172 · +0.4% YoY. Source: county tax records.