666 Woolfolk St · Macon-Bibb County, GA 31217

$95,000

3 bd · 2.0 ba · 1,874 sqft · SingleFamily public records · 8 Days on market

Built 1884 8,276 sqft lot $51/sqft · 92% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Great opportunity in Macon, Bibb County! This home on Woolfolk Street has plenty of space and has been renovated for you! Three bedrooms, two full bathrooms, separate dining room, bonus room on the back of the house, laundry room and plenty of storage. All new interior paint, new flooring, new light fixtures, kitchen counter tops, kitchen island and tile back splash! There is even a gas range for those who love to cook and entertain. Outside, you can enjoy a large back yard with a two-tier wooden deck. Call today for a showing or for additional information!

Key facts

• Plenty of storage
• Separate dining room
• Laundry room

Tags

• SEPARATE DINING ROOM
• BONUS ROOM
• LAUNDRY ROOM
• PLENTY OF STORAGE
• NEW INTERIOR PAINT
• NEW FLOORING

Property features AI

Finance

• HOA & community: Has an association; association fee includes other items

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Resale property; Built in 1884; One story
• Construction: Other construction materials; Other roof
• Exterior features: City lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Additional heating; Central air conditioning; Ceiling fans
• Interior features: Built-in bookcases; Two fireplaces; One-level layout
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 13.5% 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: Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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 (+10.8%/yr); 122 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• 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 $5k of equity ($657 loan paydown + $4k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.88%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (median comp): $49,512
• List price: $95,000
• Delta: 91.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 Woolfolk St	0.13mi	4/2.0 (+1)	1,932 (+3%)	7mo	$52,500	$27	78
545 Cowan St	0.14mi	3/2.5	1,860 (-1%)	20mo	$149,900	$81	73
459 Main St	0.41mi	4/1.0 (+1)	1,867 (-0%)	9mo	$37,000	$20	63
711 Applewood St	0.51mi	4/2.5 (+1)	1,951 (+4%)	7mo	$42,500	$22	57
982 Smith St	0.27mi	2/2.0 (-1)	1,728 (-8%)	16mo	$45,000	$26	56
436 Woolfolk St	0.23mi	3/1.0	1,620 (-14%)	11mo	$43,000	$27	54
915 North Ave	0.68mi	2/1.5 (-1)	1,823 (-3%)	12mo	$80,000	$44	47
490 Hall St	0.26mi	4/2.0 (+1)	1,596 (-15%)	19mo	$75,000	$47	42
902 Summit Ave	0.69mi	3/2.0	1,790 (-4%)	22mo	$174,000	$97	42
952 North Ave	0.73mi	4/2.0 (+1)	1,684 (-10%)	18mo	$155,000	$92	29
1017 Clay Ave	0.60mi	4/2.0 (+1)	1,620 (-14%)	22mo	$150,000	$93	26

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: 37.8%
• Equity multiple: 3.35×
• Total profit: $62,640
• Equity at exit: $49,910

10-year hold

• IRR: 39.0%
• Equity multiple: 7.72×
• Total profit: $178,623
• Equity at exit: $83,054

Cash invested: $26,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$498
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $574

Break-even live

Break-even rent $769

Max offer price $95,000

Occupancy floor 57%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	43d	1	0.26mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	0.48mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.65mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	21d	1	0.72mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	0.73mi
870 Laurel Ave Macon, GA	3.0	2.0	2205	$1,300	$0.59	43d	1	0.80mi
879 Nottingham Dr Macon, GA	3.0	2.5	2147	$1,700	$0.79	13d	1	0.95mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	0.98mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	43d	1	0.98mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	1.31mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	43d	1	1.31mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.33mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	1.38mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.41mi

Listing history 3 events

1. 2026-05-11
   listed $95,000 Active 563-char remark

   Show marketing remark (563 chars)

   Great opportunity in Macon, Bibb County! This home on Woolfolk Street has plenty of space and has been renovated for you! Three bedrooms, two full bathrooms, separate dining room, bonus room on the back of the house, laundry room and plenty of storage. All new interior paint, new flooring, new light fixtures, kitchen counter tops, kitchen island and tile back splash! There is even a gas range for those who love to cook and entertain. Outside, you can enjoy a large back yard with a two-tier wooden deck. Call today for a showing or for additional information!

2. 2026-05-11
   listed $95,000 Active 563-char remark

   Show marketing remark (563 chars)

   Great opportunity in Macon, Bibb County! This home on Woolfolk Street has plenty of space and has been renovated for you! Three bedrooms, two full bathrooms, separate dining room, bonus room on the back of the house, laundry room and plenty of storage. All new interior paint, new flooring, new light fixtures, kitchen counter tops, kitchen island and tile back splash! There is even a gas range for those who love to cook and entertain. Outside, you can enjoy a large back yard with a two-tier wooden deck. Call today for a showing or for additional information!

3. 2026-05-11
   listed $95,000 New

   Show marketing remark (563 chars)

   Great opportunity in Macon, Bibb County! This home on Woolfolk Street has plenty of space and has been renovated for you! Three bedrooms, two full bathrooms, separate dining room, bonus room on the back of the house, laundry room and plenty of storage. All new interior paint, new flooring, new light fixtures, kitchen counter tops, kitchen island and tile back splash! There is even a gas range for those who love to cook and entertain. Outside, you can enjoy a large back yard with a two-tier wooden deck. Call today for a showing or for additional information!

ⓘ 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: $837 · $70/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$37/yr (+$3/mo · 4.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $17,943
• − Mortgage interest: −$5,321
• − Property taxes: −$837
• − Insurance: −$475
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$2,764
• Taxable income: $5,675
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $5,523/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

+0.0% since first listed

6 events — show timeline

• 2026-05-19 Contingent — MGMLS
• 2026-05-19 Pending — GAMLS
• 2026-05-19 Pending — CGMLS
• 2026-05-11 Listed $95,000 MGMLS
• 2026-05-11 Listed $95,000 CGMLS
• 2026-05-11 Listed $95,000 GAMLS

Property tax history

+22.1%/yr

Latest (2025): $837 · +12.4% YoY. Source: county tax records.