2751 Horseshoe Dr · Macon-Bibb County, GA 31211

$105,000

3 bd · 2.0 ba · 1,327 sqft · SingleFamily public records · 28 Days on market

Built 1954 0.46 ac lot Est $137k · 23% under

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Why this score? — see what drove the C+ 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

Key facts

• Two lots
• Additional flooring
• Permits for plumbing

Tags

• TWO LOTS
• PERMITS FOR PLUMBING
• PERMITS FOR ELECTRICAL
• REMODELING WORK
• ADDITIONAL FLOORING
• BRICK MATERIALS

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-story home
• Construction: Pillar/Post/Pier foundation
• Exterior features: Other exterior features; Lot approximately 0.46 acres (about 100 x 200)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 C — 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: Martin Luther King Jr Elementary School (math 9% / reading 7%, grade F, #1,124 of 1,228 statewide, top 92%, 631 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: 156 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $726 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $25k; list at $105k implies a 320% 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, 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.14% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $136,681
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2815 Horseshoe Dr	0.13mi	4/2.0 (+1)	1,264 (-5%)	1mo	$149,900	$119	80
2630 Pauladale Dr	0.37mi	3/2.0	1,300 (-2%)	1mo	$170,000	$131	78
2792 Skyline Dr	0.11mi	3/1.0	1,244 (-6%)	7mo	$59,900	$48	74
2535 Hyde Park Rd	0.54mi	3/2.0	1,268 (-4%)	7mo	$164,000	$129	61
687 Jasmine Dr	0.68mi	3/2.0	1,413 (+6%)	2mo	$275,000	$195	56
2639 Tredway Dr	0.33mi	4/2.0 (+1)	1,500 (+13%)	3mo	$108,000	$72	55
2379 Willis Ct	0.60mi	3/1.5	1,262 (-5%)	11mo	$135,000	$107	52
2718 Alandale Dr	0.29mi	3/1.0	1,474 (+11%)	15mo	$134,900	$92	51
1980 Bayswater Rd	0.58mi	3/1.0	1,200 (-10%)	3mo	$123,600	$103	50
2361 Ollie Dr	0.74mi	4/2.0 (+1)	1,513 (+14%)	3mo	$50,000	$33	35
2485 Bristol Dr	0.75mi	4/1.0 (+1)	1,430 (+8%)	11mo	$107,000	$75	34
2410 Tredway Dr	0.71mi	4/1.5 (+1)	1,450 (+9%)	13mo	$135,000	$93	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,439
• Equity at exit: $15,656

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $16,687
• Equity at exit: $9,078

Cash invested: $29,400 (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 31211

• Active inventory: 156
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$551
• Tax from tax record: −$126 /mo · $1,517/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $229

Break-even live

Break-even rent $912

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	13d	1	0.26mi
240 Neptune Ct Macon, GA	2.0	1.5	1025	$875	$0.85	21d	1	0.30mi
2871 New Clinton Rd Macon, GA	3.0	1.0	1100	$1,100	$1.00	43d	1	0.32mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	0.39mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	0.50mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	43d	1	0.65mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	13d	1	0.65mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	21d	1	0.66mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	43d	1	0.75mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	21d	1	0.77mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	21d	1	0.96mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	13d	1	0.96mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	21d	1	1.11mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	1.16mi
3358 Club Dr Macon, GA	3.0	1.5	1218	$900	$0.74	43d	1	1.24mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	1.24mi
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	13d	1	1.24mi
2275 Gray Hwy Macon, GA	1.0–3.0	1.0–2.5	1134	$1,140	$1.01	13d	15	1.34mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	44d	1	1.38mi
3559 Joycliff Rd Macon, GA	3.0–4.0	2.0	1216	$833	$0.69	13d	6	1.39mi

Listing history 34 events

1. 2026-06-19
   days on market $105,000 Active 28 DOM
2. 2026-06-18
   days on market $105,000 Active 27 DOM
3. 2026-06-17
   days on market $105,000 Active 26 DOM
4. 2026-06-16
   days on market $105,000 Active 25 DOM
5. 2026-06-15
   days on market $105,000 Active 24 DOM
6. 2026-06-14
   days on market $105,000 Active 22 DOM
7. 2026-06-13
   days on market $105,000 Active 21 DOM
8. 2026-06-10
   days on market $105,000 Active 19 DOM
9. 2026-06-09
   days on market $105,000 Active 18 DOM
10. 2026-06-08
    days on market $105,000 Active 17 DOM
11. 2026-06-07
    days on market $105,000 Active 16 DOM
12. 2026-06-03
    days on market $105,000 Active 12 DOM
13. 2026-06-02
    days on market $105,000 Active 11 DOM
14. 2026-06-01
    days on market $105,000 Active 10 DOM
15. 2026-05-31
    days on market $105,000 Active 9 DOM
16. 2026-05-30
    days on market $105,000 Active 8 DOM
17. 2026-05-22
    listed $105,000 Active
18. 2023-06-15
    soldstatus $25,000
19. 2023-06-08
    soldstatus $25,000 Sold 75-char remark

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

20. 2023-06-08
    soldstatus $25,000 75-char remark

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

21. 2023-06-08
    soldstatus $25,000 Closed

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

22. 2023-05-18
    status Under Contract 75-char remark

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

23. 2023-05-18
    status Pending

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

24. 2023-05-03
    price $23,000 75-char remark

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

25. 2023-05-03
    price $23,000

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

26. 2023-05-01
    status Back On Market 75-char remark

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

27. 2023-05-01
    status Active

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

28. 2023-04-06
    historical

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

29. 2023-04-06
    historical On Hold 75-char remark

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

30. 2023-04-02
    listed $35,000 New 75-char remark

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

31. 2023-04-02
    listed $23,000 75-char remark

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

32. 2023-04-02
    listed $35,000 Active

    Show marketing remark (75 chars)

    This property is being sold ' as-is'. 3 bedroom/ 1 bath single level house.

33. 2022-10-06
    soldstatus $30,000
34. 2022-02-04
    soldstatus $2,500

ⓘ 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: $1,517 · $126/mo
• Projected year-2 tax: $1,517 · $126/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 ≥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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,421
• − Mortgage interest: −$5,882
• − Property taxes: −$1,517
• − Insurance: −$525
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,055
• Taxable income: $1,136
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,471/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): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

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 (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% 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: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

+4100.0% since first listed

18 events — show timeline

• 2026-05-22 Listed $105,000 MGMLS
• 2023-06-15 Sold (Public Records) $25,000 Public Records
• 2023-06-08 Sold (MLS) $25,000 CGMLS
• 2023-06-08 Sold (MLS) $25,000 MGMLS
• 2023-06-08 Sold (MLS) $25,000 GAMLS
• 2023-05-18 Pending — GAMLS
• 2023-05-18 Pending — CGMLS
• 2023-05-03 Price Changed $23,000 GAMLS
• 2023-05-03 Price Changed $23,000 CGMLS
• 2023-05-01 Relisted — GAMLS
• 2023-05-01 Relisted — CGMLS
• 2023-04-06 Delisted — CGMLS
• 2023-04-06 Delisted — GAMLS
• 2023-04-02 Listed $35,000 CGMLS
• 2023-04-02 Listed $23,000 MGMLS
• 2023-04-02 Listed $35,000 GAMLS
• 2022-10-06 Sold (Public Records) $30,000 Public Records
• 2022-02-04 Sold (Public Records) $2,500 Public Records

Property tax history

+21.1%/yr

Latest (2025): $1,517 · -8.1% YoY. Source: county tax records.