4941 Log Cabin Dr · Macon-Bibb County, GA 31206

$75,000

3 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 162 Days on market

Built 1954 10,018 sqft lot $51/sqft · 35% below area Est $115k · 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Excellent investment opportunity or ideal starter home! Conveniently located less than 5 minutes from I-75 and major shopping areas, this property offers an unbeatable location.

Key facts

• 0.23 acre lot
• Built 1954
• Listed 161 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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); 209 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1,166/mo this rent would consume 47% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $55k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $75k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.55% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.42%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

• ARV (median comp): $115,300
• List price: $75,000
• Delta: -34.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4050 Lafayette Dr	0.09mi	2/2.0 (-1)	1,505 (+2%)	7mo	$38,500	$26	76
4940 Log Cabin Dr	0.03mi	3/1.0	1,270 (-14%)	10mo	$55,000	$43	67
4034 Metro Way	0.48mi	3/2.0	1,469 (-0%)	10mo	$178,000	$121	66
3860 Atwood Dr	0.38mi	4/2.0 (+1)	1,448 (-2%)	10mo	$189,000	$131	62
3933 Gadson Dr	0.11mi	4/2.0 (+1)	1,568 (+7%)	15mo	$149,000	$95	62
4220 Mark Pl	0.63mi	3/1.5	1,275 (-13%)	2mo	$75,000	$59	45
3867 Atwood Dr	0.41mi	4/2.0 (+1)	1,350 (-8%)	17mo	$169,000	$125	44
4035 Kurt Dr	0.57mi	3/2.0	1,350 (-8%)	15mo	$163,300	$121	43
3938 Hartness St	0.60mi	3/2.0	1,250 (-15%)	1mo	$155,000	$124	42
3936 Hartness St	0.61mi	3/2.0	1,325 (-10%)	12mo	$85,000	$64	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: 20.0%
• Equity multiple: 1.83×
• Total profit: $17,495
• Equity at exit: $11,183

10-year hold

• IRR: 29.5%
• Equity multiple: 3.89×
• Total profit: $60,680
• Equity at exit: $6,485

Cash invested: $21,000 (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: 209
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$393
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $427

Break-even live

Break-even rent $625

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $470	-5% $449	+0% $427	+5% $406	+10% $385
Rent	-10% $335	-5% $381	+0% $427	+5% $473	+10% $519
Rate	-1.0pp $465	-0.5pp $446	base $427	+0.5pp $408	+1.0pp $388

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Crystal Lake Cir Macon, GA	3.0	2.0	1312	$1,063	$0.81	44d	1	0.44mi
4228 Mark Pl Macon, GA	4.0	1.5	1000	$1,300	$1.30	14d	1	0.63mi
4995 Bloomfield Rd Macon, GA	2.0	1.5	900	$997	$1.11	22d	1	0.64mi
4406 Chambers Rd Unit B-06 Macon, GA	2.0	1.0	925	$899	$0.97	44d	1	0.77mi
4406 Chambers Rd Apt E16 Macon, GA	2.0	1.0	925	$899	$0.97	22d	1	0.77mi
4265 Hillary Pl Macon, GA	4.0	2.0	1250	$1,450	$1.16	44d	1	0.97mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.00mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	44d	1	1.08mi
4158 Log Cabin Dr Macon, GA	3.0	1.5	1380	$1,375	$1.00	22d	1	1.12mi
4151 Log Cabin Dr Macon, GA	1.0–2.0	1.0–2.0	836	$1,434	$1.72	44d	1	1.18mi
159 Steven Dr Macon, GA	2.0–4.0	2.0	1185	$1,106	$0.93	44d	1	1.23mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	44d	1	1.48mi

Listing history 6 events

1. 2026-05-30
   days on market $75,000 Active 162 DOM
2. 2026-05-03
   price $75,000 177-char remark

   Show marketing remark (177 chars)

   Excellent investment opportunity or ideal starter home! Conveniently located less than 5 minutes from I-75 and major shopping areas, this property offers an unbeatable location.

3. 2026-02-09
   price $100,000 177-char remark

   Show marketing remark (177 chars)

   Excellent investment opportunity or ideal starter home! Conveniently located less than 5 minutes from I-75 and major shopping areas, this property offers an unbeatable location.

4. 2025-12-19
   listed $130,000 Active 177-char remark

   Show marketing remark (177 chars)

   Excellent investment opportunity or ideal starter home! Conveniently located less than 5 minutes from I-75 and major shopping areas, this property offers an unbeatable location.

5. 2020-09-02
   soldstatus $34,000 69-char remark

   Show marketing remark (69 chars)

   Investor opportunity, three bedroom, 1 bath in Westfield Subdivision.

6. 2020-02-24
   listed $42,000 69-char remark

   Show marketing remark (69 chars)

   Investor opportunity, three bedroom, 1 bath in Westfield Subdivision.

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 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: $13,989
• − Mortgage interest: −$4,201
• − Property taxes: −$828
• − Insurance: −$375
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,182
• Taxable income: $4,164
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $4,128/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

+78.6% since first listed

5 events — show timeline

• 2026-05-03 Price Changed $75,000 CGMLS
• 2026-02-09 Price Changed $100,000 CGMLS
• 2025-12-19 Listed $130,000 CGMLS
• 2020-09-02 Sold (MLS) $34,000 CGMLS
• 2020-02-24 Listed $42,000 CGMLS

Property tax history

+9.1%/yr

Latest (2025): $828 · -1.3% YoY. Source: county tax records.