6070 Riggins Mill Rd · Macon-Bibb County, GA 31020

$95,000

3 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 110 Days on market

Built 1925 2.10 ac lot $74/sqft · 45% below area Est $148k · 36% under ↓ 10% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Country home situated on 2.1 acres. 1106 square feet, Living Room/Dining Room combination, corner decorative fireplace, 3BR/2BA, kitchen with laundry room, remodeling incomplete. Property sold as is, where is. Please beware of rear deck and do not step on it.

Key facts

• 2.1 acre lot
• Built 1925
• Listed 110 days

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 $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Bernd Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 415 students, 100% FRL); 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: 12 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.45% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.11%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (median comp): $148,320
• List price: $95,000
• Delta: -35.95%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.66×
• Total profit: $44,042
• Equity at exit: $42,716

10-year hold

• IRR: 29.7%
• Equity multiple: 5.17×
• Total profit: $111,031
• Equity at exit: $65,831

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 31020

• Active inventory: 12
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $512

Break-even live

Break-even rent $727

Max offer price $95,000

Occupancy floor 58%

Sensitivity live

Price	-10% $566	-5% $539	+0% $512	+5% $485	+10% $459
Rent	-10% $404	-5% $458	+0% $512	+5% $567	+10% $621
Rate	-1.0pp $560	-0.5pp $536	base $512	+0.5pp $488	+1.0pp $463

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Crabapple Pl Macon, GA	3.0	2.0	1389	$1,375	$0.99	15d	1	0.95mi

Listing history 19 events

1. 2026-06-21
   days on market $95,000 Active 110 DOM
2. 2026-06-19
   days on market $95,000 Active 108 DOM
3. 2026-06-18
   days on market $95,000 Active 107 DOM
4. 2026-06-17
   days on market $95,000 Active 106 DOM
5. 2026-06-16
   days on market $95,000 Active 105 DOM
6. 2026-06-15
   days on market $95,000 Active 104 DOM
7. 2026-06-14
   days on market $95,000 Active 102 DOM
8. 2026-06-13
   days on market $95,000 Active 101 DOM
9. 2026-06-10
   days on market $95,000 Active 99 DOM
10. 2026-06-09
    days on market $95,000 Active 98 DOM
11. 2026-06-09
    days on market $95,000 Active 97 DOM
12. 2026-06-07
    days on market $95,000 Active 96 DOM
13. 2026-06-03
    days on market $95,000 Active 92 DOM
14. 2026-06-02
    days on market $95,000 Active 91 DOM
15. 2026-06-01
    days on market $95,000 Active 90 DOM
16. 2026-05-31
    days on market $95,000 Active 89 DOM
17. 2026-05-30
    days on market $95,000 Active 88 DOM
18. 2026-05-12
    price $95,000 262-char remark

    Show marketing remark (262 chars)

    Country home situated on 2.1 acres. 1106 square feet, Living Room/Dining Room combination, corner decorative fireplace, 3BR/2BA, kitchen with laundry room, remodeling incomplete. Property sold as is, where is. Please beware of rear deck and do not step on it.

19. 2026-03-02
    listed $105,000 New 262-char remark

    Show marketing remark (262 chars)

    Country home situated on 2.1 acres. 1106 square feet, Living Room/Dining Room combination, corner decorative fireplace, 3BR/2BA, kitchen with laundry room, remodeling incomplete. Property sold as is, where is. Please beware of rear deck and do not step on it.

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$440/yr (+$37/mo · 101.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $16,500
• − Mortgage interest: −$5,321
• − Property taxes: −$434
• − Insurance: −$475
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$2,764
• Taxable income: $4,866
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $4,980/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
• City population: 143,186
• Population (ZIP): 1,957

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 White (65%)
• Race & ethnicity: White 65% Black 33% Two or more races 2%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-9.5% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $95,000 GAMLS
• 2026-03-02 Listed $105,000 GAMLS

Property tax history

+18.4%/yr

Latest (2025): $434 · -1.3% YoY. Source: county tax records.