1624 Randall Rd · Macon-Bibb County, GA 31206

$85,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 32 Days on market

Built 1954 10,018 sqft lot

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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 +8.5/10.0
• ARV discount +7.5/15.0
• 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

Cute bungalow on level lot. Newly painted, new carpet. Carport.

Key facts

• Carport
• Living area
• Fence yard

Tags

• CARPORT
• FENCE YARD
• LIVING AREA
• EAT-IN KITCHEN
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Built on a slab foundation; Other construction materials
• Exterior features: Storage area; Fenced lot

Interior

• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Other heating; Central air conditioning
• Interior features: Storage; Fenced yard
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• Zoned schools: Southfield Elementary School (math 5% / reading 6%, grade F, #1,158 of 1,228 statewide, top 94%, 737 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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 fast (+5.0%/yr); 207 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $35k; list at $85k implies a 143% 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, 72% 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1954 — 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: 1.35% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.67%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $54,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3778 Spencer Cir	0.20mi	3/1.0	864 (0%)	5mo	$45,000	$52	87
3816 Andrews Dr	0.22mi	3/1.0	864 (0%)	12mo	$55,000	$64	80
3759 Travis Blvd	0.25mi	2/1.0 (-1)	852 (-1%)	8mo	$75,000	$88	74
3715 Spencer Cir	0.25mi	2/1.0 (-1)	864 (0%)	14mo	$67,000	$78	72
3874 St. Charles Pl	0.43mi	2/1.0 (-1)	864 (0%)	5mo	$20,000	$23	70
3905 St Charles Pl	0.47mi	3/1.0	900 (+4%)	18mo	$51,500	$57	56
3158 Brownell Ave	0.60mi	2/1.0 (-1)	832 (-4%)	6mo	$39,000	$47	56
3366 Pio Nono Cir	0.44mi	3/1.0	962 (+11%)	8mo	$106,000	$110	54
3366 Pio Nono Cir	0.44mi	3/1.0	962 (+11%)	8mo	$106,000	$110	54
4028 Saint Charles Pl	0.58mi	3/1.0	900 (+4%)	15mo	$50,000	$56	54
3910 Saint Charles Pl	0.49mi	2/1.0 (-1)	928 (+7%)	11mo	$17,500	$19	50
1118 N Beddingfield Dr	0.74mi	3/1.0	988 (+14%)	10mo	$62,500	$63	33

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: 12.6%
• Equity multiple: 1.51×
• Total profit: $12,191
• Equity at exit: $12,674

10-year hold

• IRR: 22.9%
• Equity multiple: 3.15×
• Total profit: $51,179
• Equity at exit: $7,349

Cash invested: $23,800 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$446
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $370

Break-even live

Break-even rent $681

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	0.13mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	0.17mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	0.33mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.54mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.54mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.54mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.55mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.59mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.63mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.79mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.81mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	0.82mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.86mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.00mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.09mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.31mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	1.38mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	43d	1	1.38mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	1.49mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	1.49mi

Listing history 29 events

1. 2026-06-19
   days on market $85,000 Active 32 DOM
2. 2026-06-18
   days on market $85,000 Active 31 DOM
3. 2026-06-17
   days on market $85,000 Active 30 DOM
4. 2026-06-16
   days on market $85,000 Active 29 DOM
5. 2026-06-15
   days on market $85,000 Active 28 DOM
6. 2026-06-14
   days on market $85,000 Active 26 DOM
7. 2026-06-13
   days on market $85,000 Active 25 DOM
8. 2026-06-10
   days on market $85,000 Active 23 DOM
9. 2026-06-09
   days on market $85,000 Active 22 DOM
10. 2026-06-08
    days on market $85,000 Active 21 DOM
11. 2026-06-07
    days on market $85,000 Active 20 DOM
12. 2026-06-03
    days on market $85,000 Active 16 DOM
13. 2026-06-02
    days on market $85,000 Active 15 DOM
14. 2026-06-01
    days on market $85,000 Active 14 DOM
15. 2026-05-31
    days on market $85,000 Active 13 DOM
16. 2026-05-30
    days on market $85,000 Active 12 DOM
17. 2026-05-18
    listed $85,000 Active
18. 2024-01-24
    historical $895
19. 2023-12-05
    listed $895
20. 2020-01-21
    soldstatus $35,000
21. 2020-01-03
    soldstatus $35,000 63-char remark

    Show marketing remark (63 chars)

    Cute bungalow on level lot. Newly painted, new carpet. Carport.

22. 2020-01-03
    soldstatus $35,000 63-char remark

    Show marketing remark (63 chars)

    Cute bungalow on level lot. Newly painted, new carpet. Carport.

23. 2020-01-03
    soldstatus $35,000

    Show marketing remark (63 chars)

    Cute bungalow on level lot. Newly painted, new carpet. Carport.

24. 2019-09-02
    listed $41,000 63-char remark

    Show marketing remark (63 chars)

    Cute bungalow on level lot. Newly painted, new carpet. Carport.

25. 2019-09-02
    listed $41,000 63-char remark

    Show marketing remark (63 chars)

    Cute bungalow on level lot. Newly painted, new carpet. Carport.

26. 2019-09-02
    listed $41,000

    Show marketing remark (63 chars)

    Cute bungalow on level lot. Newly painted, new carpet. Carport.

27. 2018-01-19
    soldstatus $32,000
28. 2017-12-11
    soldstatus $27,000
29. 2017-10-30
    listed $35,000

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$96/yr (+$8/mo · 14.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $13,801
• − Mortgage interest: −$4,761
• − Property taxes: −$686
• − Insurance: −$425
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,473
• Taxable income: $3,248
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $3,663/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

+142.9% since first listed

13 events — show timeline

• 2026-05-18 Listed $85,000 MGMLS
• 2024-01-24 Rental Removed $895 MGMLS
• 2023-12-05 Listed for Rent $895 MGMLS
• 2020-01-21 Sold (Public Records) $35,000 Public Records
• 2020-01-03 Sold (MLS) $35,000 CGMLS
• 2020-01-03 Sold (MLS) $35,000 GAMLS
• 2020-01-03 Sold (MLS) $35,000 MGMLS
• 2019-09-02 Listed $41,000 CGMLS
• 2019-09-02 Listed $41,000 GAMLS
• 2019-09-02 Listed $41,000 MGMLS
• 2018-01-19 Sold (Public Records) $32,000 Public Records
• 2017-12-11 Sold (MLS) $27,000 MGMLS
• 2017-10-30 Listed $35,000 MGMLS

Property tax history

+11.9%/yr

Latest (2025): $686 · -1.3% YoY. Source: county tax records.