3554 Windsor Cir · Macon-Bibb County, GA 31217

$110,000

4 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 54 Days on market

Built 1970 6,534 sqft lot $81/sqft · 42% above area Est $86k · 27% over

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Fully renovated, move-in ready, this spacious 5-bedroom, 2-bath home is one of the largest in the neighborhood offering value and flexibility for both homeowners and investors! Conveniently located near Mercer University and shopping, this gem is tucked away in a quiet cul-de-sac community, providing added privacy and minimal traffic. The main level features 3 bedrooms, 1 full bath, and a separate dining room and family room. The fully finished basement has 2 bedrooms, 1 bath, and a private exterior entrance, well suited for an in-law suite, extended family living, or additional income opportunities. Enjoy a large, private backyard complete with a deck, for relaxing and entertaining. With generous square footage, ample parking for both large and small vehicles, and multiple living options, this home presents a great opportunity for both buyers looking for space, modern upgrades and value, and investors looking for multiple income-producing options!

Key facts

• Fully renovated
• Quiet cul-de-sac
• Separate dining room

Tags

• FULLY RENOVATED
• QUIET CUL-DE-SAC
• PRIVATE EXTERIOR ENTRANCE
• LARGE PRIVATE BACKYARD
• SEPARATE DINING ROOM
• FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 (+10.8%/yr); 122 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $6k of equity ($761 loan paydown + $5k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 1.36% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.23%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $86,349
• List price: $110,000
• Delta: 27.39%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3296 Masseyville Rd	0.16mi	4/2.0	1,470 (+9%)	3mo	$100,000	$68	76
3434 Cook Cir	0.28mi	3/2.0 (-1)	1,424 (+6%)	4mo	$23,000	$16	70
3451 Finneydale Dr	0.48mi	3/2.0 (-1)	1,325 (-2%)	3mo	$20,000	$15	67
3696 Kings Park Cir	0.29mi	3/1.5 (-1)	1,350 (0%)	21mo	$75,000	$56	62
3410 Lancing Ct	0.21mi	3/1.5 (-1)	1,210 (-10%)	11mo	$133,000	$110	56
3704 Greenway Pl	0.46mi	3/2.0 (-1)	1,208 (-10%)	4mo	$64,900	$54	53
3634 Jessica Dr	0.53mi	3/2.0 (-1)	1,242 (-8%)	10mo	$139,900	$113	49

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: 32.3%
• Equity multiple: 3.01×
• Total profit: $62,013
• Equity at exit: $57,790

10-year hold

• IRR: 33.8%
• Equity multiple: 6.84×
• Total profit: $179,975
• Equity at exit: $96,167

Cash invested: $30,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$577
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $519

Break-even live

Break-even rent $838

Max offer price $110,000

Occupancy floor 60%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3938 Kings Park Cir Macon, GA	4.0	1.5	1200	$1,400	$1.17	13d	1	0.12mi
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	13d	1	0.25mi
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	13d	1	1.29mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	44d	1	1.34mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	13d	1	1.34mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	21d	1	1.34mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	21d	1	1.43mi
3358 Club Dr Macon, GA	3.0	1.5	1218	$900	$0.74	43d	1	1.49mi

Listing history 39 events

1. 2026-06-19
   days on market $110,000 Active 54 DOM
2. 2026-06-18
   days on market $110,000 Active 53 DOM
3. 2026-06-17
   days on market $110,000 Active 52 DOM
4. 2026-06-16
   days on market $110,000 Active 51 DOM
5. 2026-06-15
   days on market $110,000 Active 50 DOM
6. 2026-06-14
   days on market $110,000 Active 48 DOM
7. 2026-06-13
   days on market $110,000 Active 47 DOM
8. 2026-06-10
   days on market $110,000 Active 45 DOM
9. 2026-06-09
   days on market $110,000 Active 44 DOM
10. 2026-06-09
    days on market $110,000 Active 43 DOM
11. 2026-06-07
    days on market $110,000 Active 42 DOM
12. 2026-06-03
    days on market $110,000 Active 38 DOM
13. 2026-06-02
    days on market $110,000 Active 37 DOM
14. 2026-06-01
    days on market $110,000 Active 36 DOM
15. 2026-05-31
    days on market $110,000 Active 35 DOM
16. 2026-05-30
    days on market $110,000 Active 34 DOM
17. 2026-05-04
    price $110,000 962-char remark

    Show marketing remark (965 chars)

    Fully renovated, move-in ready, this spacious 5-bedroom, 2-bath home is one of the largest in the neighborhood offering value and flexibility for both homeowners and investors! Conveniently located near Mercer University and shopping, this gem is tucked away in a quiet cul-de-sac community, providing added privacy and minimal traffic. The main level features 3 bedrooms, 1 full bath, and a separate dining room and family room. The fully finished basement has 2 bedrooms, 1 bath, and a private exterior entrance, well suited for an in-law suite, extended family living, or additional income opportunities. Enjoy a large, private backyard complete with a deck, for relaxing and entertaining. With generous square footage, ample parking for both large and small vehicles, and multiple living options, this home presents a great opportunity for both buyers looking for space, modern upgrades and value, and investors looking for multiple income-producing options!

18. 2026-05-04
    status Active 962-char remark

    Show marketing remark (965 chars)

    Fully renovated, move-in ready, this spacious 5-bedroom, 2-bath home is one of the largest in the neighborhood offering value and flexibility for both homeowners and investors! Conveniently located near Mercer University and shopping, this gem is tucked away in a quiet cul-de-sac community, providing added privacy and minimal traffic. The main level features 3 bedrooms, 1 full bath, and a separate dining room and family room. The fully finished basement has 2 bedrooms, 1 bath, and a private exterior entrance, well suited for an in-law suite, extended family living, or additional income opportunities. Enjoy a large, private backyard complete with a deck, for relaxing and entertaining. With generous square footage, ample parking for both large and small vehicles, and multiple living options, this home presents a great opportunity for both buyers looking for space, modern upgrades and value, and investors looking for multiple income-producing options!

19. 2026-05-04
    price $110,000 965-char remark

    Show marketing remark (965 chars)

    Fully renovated, move-in ready, this spacious 5-bedroom, 2-bath home is one of the largest in the neighborhood offering value and flexibility for both homeowners and investors! Conveniently located near Mercer University and shopping, this gem is tucked away in a quiet cul-de-sac community, providing added privacy and minimal traffic. The main level features 3 bedrooms, 1 full bath, and a separate dining room and family room. The fully finished basement has 2 bedrooms, 1 bath, and a private exterior entrance, well suited for an in-law suite, extended family living, or additional income opportunities. Enjoy a large, private backyard complete with a deck, for relaxing and entertaining. With generous square footage, ample parking for both large and small vehicles, and multiple living options, this home presents a great opportunity for both buyers looking for space, modern upgrades and value, and investors looking for multiple income-producing options!

20. 2026-04-30
    historical 962-char remark

    Show marketing remark (962 chars)

    Fully renovated, move-in ready, this spacious 5-bedroom, 2-bath home is one of the largest in the neighborhood offering value and flexibility for both homeowners and investors! Conveniently located near Mercer University and shopping, this gem is tucked away in a quiet cul-de-sac community, providing added privacy and minimal traffic. The main level features 3 bedrooms, 1 full bath, and a separate dining room and family room. The fully finished basement has 2 bedrooms, 1 bath, and a private exterior entrance, well suited for an in-law suite, extended family living, or additional income opportunities. Enjoy a large, private backyard complete with a deck, for relaxing and entertaining. With generous square footage, ample parking for both large and small vehicles, and multiple living options, this home presents a great opportunity for both buyers looking for space, modern upgrades and value, and investors looking for multiple income-producing options!

21. 2026-04-22
    price $120,000 965-char remark

    Show marketing remark (965 chars)

    Fully renovated, move-in ready, this spacious 5-bedroom, 2-bath home is one of the largest in the neighborhood offering value and flexibility for both homeowners and investors! Conveniently located near Mercer University and shopping, this gem is tucked away in a quiet cul-de-sac community, providing added privacy and minimal traffic. The main level features 3 bedrooms, 1 full bath, and a separate dining room and family room. The fully finished basement has 2 bedrooms, 1 bath, and a private exterior entrance, well suited for an in-law suite, extended family living, or additional income opportunities. Enjoy a large, private backyard complete with a deck, for relaxing and entertaining. With generous square footage, ample parking for both large and small vehicles, and multiple living options, this home presents a great opportunity for both buyers looking for space, modern upgrades and value, and investors looking for multiple income-producing options!

22. 2026-04-08
    listed $120,000 Active 962-char remark

    Show marketing remark (962 chars)

    Fully renovated, move-in ready, this spacious 5-bedroom, 2-bath home is one of the largest in the neighborhood offering value and flexibility for both homeowners and investors! Conveniently located near Mercer University and shopping, this gem is tucked away in a quiet cul-de-sac community, providing added privacy and minimal traffic. The main level features 3 bedrooms, 1 full bath, and a separate dining room and family room. The fully finished basement has 2 bedrooms, 1 bath, and a private exterior entrance, well suited for an in-law suite, extended family living, or additional income opportunities. Enjoy a large, private backyard complete with a deck, for relaxing and entertaining. With generous square footage, ample parking for both large and small vehicles, and multiple living options, this home presents a great opportunity for both buyers looking for space, modern upgrades and value, and investors looking for multiple income-producing options!

23. 2026-04-01
    historical
24. 2026-03-30
    listed $130,000 New 965-char remark

    Show marketing remark (965 chars)

    Fully renovated, move-in ready, this spacious 5-bedroom, 2-bath home is one of the largest in the neighborhood offering value and flexibility for both homeowners and investors! Conveniently located near Mercer University and shopping, this gem is tucked away in a quiet cul-de-sac community, providing added privacy and minimal traffic. The main level features 3 bedrooms, 1 full bath, and a separate dining room and family room. The fully finished basement has 2 bedrooms, 1 bath, and a private exterior entrance, well suited for an in-law suite, extended family living, or additional income opportunities. Enjoy a large, private backyard complete with a deck, for relaxing and entertaining. With generous square footage, ample parking for both large and small vehicles, and multiple living options, this home presents a great opportunity for both buyers looking for space, modern upgrades and value, and investors looking for multiple income-producing options!

25. 2026-03-30
    listed $130,000 Active

    Show marketing remark (965 chars)

    Fully renovated, move-in ready, this spacious 5-bedroom, 2-bath home is one of the largest in the neighborhood offering value and flexibility for both homeowners and investors! Conveniently located near Mercer University and shopping, this gem is tucked away in a quiet cul-de-sac community, providing added privacy and minimal traffic. The main level features 3 bedrooms, 1 full bath, and a separate dining room and family room. The fully finished basement has 2 bedrooms, 1 bath, and a private exterior entrance, well suited for an in-law suite, extended family living, or additional income opportunities. Enjoy a large, private backyard complete with a deck, for relaxing and entertaining. With generous square footage, ample parking for both large and small vehicles, and multiple living options, this home presents a great opportunity for both buyers looking for space, modern upgrades and value, and investors looking for multiple income-producing options!

26. 2025-08-25
    historical
27. 2025-08-25
    historical
28. 2025-06-02
    historical
29. 2025-05-22
    listed $69,900 New
30. 2025-05-22
    listed $69,900 Active
31. 2025-05-22
    listed $69,900 New
32. 2024-03-18
    historical
33. 2024-03-18
    historical
34. 2024-02-29
    price $69,900
35. 2024-02-29
    price $69,900
36. 2024-01-06
    price $75,000
37. 2024-01-06
    price $75,000
38. 2023-12-18
    listed $84,900 New
39. 2023-12-18
    listed $84,900 Active

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$539/yr (+$45/mo · 113.8%)

ⓘ 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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $17,944
• − Mortgage interest: −$6,162
• − Property taxes: −$473
• − Insurance: −$550
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$3,200
• Taxable income: $4,688
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $5,105/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

+29.6% since first listed

23 events — show timeline

• 2026-05-04 Price Changed $110,000 FMLS
• 2026-05-04 Relisted — FMLS
• 2026-05-04 Price Changed $110,000 GAMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-04-22 Price Changed $120,000 GAMLS
• 2026-04-08 Listed $120,000 FMLS
• 2026-04-01 Listing Removed — FMLS
• 2026-03-30 Listed $130,000 FMLS
• 2026-03-30 Listed $130,000 GAMLS
• 2025-08-25 Listing Removed — FMLS
• 2025-08-25 Listing Removed — GAMLS
• 2025-06-02 Listing Removed — GAMLS
• 2025-05-22 Listed $69,900 GAMLS
• 2025-05-22 Listed $69,900 FMLS
• 2025-05-22 Listed $69,900 GAMLS
• 2024-03-18 Listing Removed — FMLS
• 2024-03-18 Listing Removed — GAMLS
• 2024-02-29 Price Changed $69,900 GAMLS
• 2024-02-29 Price Changed $69,900 FMLS
• 2024-01-06 Price Changed $75,000 GAMLS
• 2024-01-06 Price Changed $75,000 FMLS
• 2023-12-18 Listed $84,900 FMLS
• 2023-12-18 Listed $84,900 GAMLS

Property tax history

+7.8%/yr

Latest (2025): $473 · -24.4% YoY. Source: county tax records.