150 Parker Dr · Macon-Bibb County, GA 31217

$128,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 14 Days on market

Built 2001 2,178 sqft lot Est $140k · 9% under

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Why this score? — see what drove the A- 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 +11.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

.5 acre Mobile Home of Single Family Lot locaten in Jones County. Locate on Parker Drive in Jones Crossing Subdivision near Wells Elementary School. This lot has been recently Perc Tested. Utilities are available. City water is available. The lot will require a septic tank. Property does have clear title.

Key facts

• Customizable kitchen
• Open layout
• Hardwood floors

Tags

• HARDWOOD FLOORS
• OPEN LAYOUT
• NEW A/C AND HEATING UNIT
• CUSTOMIZABLE KITCHEN

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No homeowners association; No association fees

Exterior

• Parking: No parking listed
• Utilities: Public water; Septic tank; Cable available
• Home design: Manufactured home / Single-family residence; Resale property; Built in 2001
• Construction: Vinyl siding; Metal roof
• Exterior features: Open lot; Sidewalks in the community

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Hardwood floors; One fireplace; Living area approx. 3,944
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 12.8% 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 A — affects rentability + tenant quality, not the cash-flow math above.
• Jones County (rural): math 32% / reading 34% proficiency, ranked #72 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clifton Ridge Middle School (math 19% / reading 30%, grade F, #301 of 470 statewide, top 66%, 550 students, 67% FRL) — zoned schools average 67% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.8%/yr); 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 106 units permitted in Jones County in 2024 (6 in 5+ unit buildings).
• At $1,869/mo this rent would consume 50% of the median local household income ($45k/yr) (locally 391% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($885 loan paydown + $6k appreciation (4.3% local appreciation)).
• Jones County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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 $8k; list at $128k implies a 1500% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.46% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $140,448
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Sandy Ct	0.42mi	4/2.5	1,960 (-8%)	15mo	$129,500	$66	52
130 Parker Dr	0.09mi	3/2.0 (-1)	1,836 (-14%)	22mo	$128,000	$70	50
423 Sandy Ct	0.35mi	3/2.0 (-1)	1,836 (-14%)	12mo	$115,000	$63	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.20×
• Total profit: $78,829
• Equity at exit: $67,247

10-year hold

• IRR: 36.6%
• Equity multiple: 7.31×
• Total profit: $226,068
• Equity at exit: $111,904

Cash invested: $35,840 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 124
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,869 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $698

Break-even live

Break-even rent $986

Max offer price $128,000

Occupancy floor 58%

Sensitivity live

Price	-10% $770	-5% $734	+0% $698	+5% $662	+10% $626
Rent	-10% $550	-5% $624	+0% $698	+5% $772	+10% $846
Rate	-1.0pp $762	-0.5pp $731	base $698	+0.5pp $665	+1.0pp $631

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 Cole Dr Macon, GA	4.0	3.0	1884	$1,845	$0.98	44d	1	0.50mi
725 Cole Dr Macon, GA	4.0	2.0	1628	$1,950	$1.20	14d	1	0.51mi

Listing history 12 events

1. 2026-06-19
   statusdays on market $128,000 Active 14 DOM
2. 2026-06-18
   days on market $128,000 New 13 DOM
3. 2026-06-17
   days on market $128,000 New 12 DOM
4. 2026-06-16
   days on market $128,000 New 11 DOM
5. 2026-06-15
   days on market $128,000 New 10 DOM
6. 2026-06-14
   days on market $128,000 New 8 DOM
7. 2026-06-13
   days on market $128,000 New 7 DOM
8. 2026-06-10
   days on market $128,000 New 5 DOM
9. 2026-06-09
   days on market $128,000 New 4 DOM
10. 2026-06-08
    days on market $128,000 New 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $128,000 New 2 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: $652 · $54/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$526/yr (+$44/mo · 80.7%)

ⓘ 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 ≥107°F today · 17 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,434
• − Mortgage interest: −$7,170
• − Property taxes: −$652
• − Insurance: −$640
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$3,724
• Taxable income: $6,659
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $6,778/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: Jones County
• NCES district ID: 1303150
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $51,630
• Composite: 28.84/100
• National rank: #6649
• State rank: #72 of 174 in GA

Livability — Macon-Bibb County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Bibb County · 164,332 people
• City population: 143,186
• Metro: Macon-Bibb County, GA
• Population (ZIP): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

Population outlook (Jones County) Hauer SSP2

• Today (2025): 28,682 people
• By 2030: 28,394 · -1.0%
• By 2040: 27,246 · -5.0%
• By 2050: 25,575 · -10.8%
• By 2075: 21,857 · -23.8%
• By 2100: 17,453 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+38.0) · D 30.8% · R 68.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -25.8pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+33.9 2016: R+34.7 2012: R+28.7 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

+1180.0% since first listed

6 events — show timeline

• 2026-06-05 Listed $128,000 CGMLS
• 2026-05-21 Listed $128,000 GAMLS
• 2023-03-28 Sold (MLS) $8,000 GAMLS
• 2023-03-22 Pending — GAMLS
• 2023-02-20 Price Changed $8,500 GAMLS
• 2023-01-05 Listed $10,000 GAMLS

Property tax history

+18.3%/yr

Latest (2025): $652 · +520.9% YoY. Source: county tax records.