3969 Sylvester Cir · Macon-Bibb County, GA 31217

$174,900

3 bd · 2.0 ba · 2,156 sqft · SingleFamily public records · 15 Days on market

Built 1974 0.29 ac lot $81/sqft · 23% above area Est $190k · 8% under ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +11.9/30.0
• ARV discount +11.1/15.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Welcome home to this well-kept split-level home in Macon, Georgia. This home has over 2100 Sqft, 3 bedrooms and 2.5 bathrooms, plus a 4th room downstairs that can be used as a bonus room, home office, or even an extra bedroom. The home has a comfortable layout with plenty of space to grow. Downstairs, you will also find a half bath that can be converted into a full bathroom over time, allowing you to add value while making it your own. Enjoy a nice-sized backyard perfect for family time, entertaining, or simply relaxing. The two-car garage provides added convenience and storage. While the home may need a few repairs, it is priced with opportunity in mind, making it a great option for a buye

Key facts

• Half bath
• Nice-sized backyard
• Bonus room

Tags

• SPLIT-LEVEL HOME
• BONUS ROOM
• HALF BATH
• NICE-SIZED BACKYARD
• TWO-CAR GARAGE

Property features AI

Finance

• Other: Property levels described as one and one-half
• HOA & community: Street lights in the community

Exterior

• Parking: Attached garage; Two garage spaces (two total parking spaces)
• Utilities: Public water; Septic sewer (septic tank); Cable available; Electricity available; Natural gas available; Phone available; Water available; Electric service: Other
• Home design: One-and-a-half story home; Fee simple ownership
• Construction: Brick construction (brick 4 sides); Composition roof; Slab foundation; Resale condition
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: Eat-in kitchen with pantry; Electric range; Microwave
• Bedrooms: Three main-level bedrooms; One lower-level bedroom; Bedroom features: Other
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms; One lower-level half bathroom; Master bathroom: Other
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Insulated windows; No shared/common walls; Finished basement with interior and exterior entry; Open-concept dining area; Bonus room
• Laundry & utility: Laundry room; Laundry closet; Additional laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-44 ($-526/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (23.5% below list).
• Recommended offer: $134k (23.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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 (+10.8%/yr); 122 active listings in the ZIP; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

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

Recommended offer $133,874 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (median comp): $189,950
• List price: $174,900
• Delta: -6.34%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4675 Sylvester Cir N	0.26mi	3/2.0	1,926 (-11%)	14mo	$120,000	$62	59

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: 12.3%
• Equity multiple: 1.77×
• Total profit: $37,755
• Equity at exit: $91,886

10-year hold

• IRR: 15.5%
• Equity multiple: 3.80×
• Total profit: $136,946
• Equity at exit: $152,906

Cash invested: $48,972 (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: 122
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-44

Break-even live

Break-even rent $1,394

Max offer price $167,153

Occupancy floor 98%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-13
   days on market $174,900 Active 15 DOM
2. 2026-06-10
   days on market $174,900 Active 13 DOM
3. 2026-06-09
   days on market $174,900 Active 12 DOM
4. 2026-06-08
   days on market $174,900 Active 11 DOM
5. 2026-06-07
   days on market $174,900 Active 10 DOM
6. 2026-06-03
   days on market $174,900 Active 6 DOM
7. 2026-06-02
   days on market $174,900 Active 5 DOM
8. 2026-06-01
   days on market $174,900 Active 4 DOM
9. 2026-05-31
   days on market $174,900 Active 3 DOM
10. 2026-05-30
    days on market $174,900 Active 2 DOM
11. 2026-05-15
    historical
12. 2026-05-08
    listed $177,900 New
13. 2026-05-07
    historical
14. 2026-04-16
    listed $177,900 New
15. 2026-04-10
    historical
16. 2026-03-23
    listed $174,900 New
17. 2026-03-18
    historical
18. 2026-03-04
    listed $185,000 New
19. 2026-03-03
    historical
20. 2026-02-10
    listed $185,000 New

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,609 · $134/mo
• Expected delta: +$272/yr (+$23/mo · 20.4%)

ⓘ 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 5/10 Major
• 🌡 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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,065
• − Mortgage interest: −$9,797
• − Property taxes: −$1,337
• − Insurance: −$874
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$5,088
• Taxable loss: −$3,602
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $338/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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 (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 · 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: ▲ 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

-5.5% since first listed

12 events — show timeline

• 2026-06-12 Listing Removed — GAMLS
• 2026-05-28 Listed $174,900 GAMLS
• 2026-05-15 Listing Removed — GAMLS
• 2026-05-08 Listed $177,900 GAMLS
• 2026-05-07 Listing Removed — GAMLS
• 2026-04-16 Listed $177,900 GAMLS
• 2026-04-10 Listing Removed — GAMLS
• 2026-03-23 Listed $174,900 GAMLS
• 2026-03-18 Listing Removed — GAMLS
• 2026-03-04 Listed $185,000 GAMLS
• 2026-03-03 Listing Removed — GAMLS
• 2026-02-10 Listed $185,000 GAMLS

Property tax history

+6.3%/yr

Latest (2025): $1,337 · -1.3% YoY. Source: county tax records.