4403 Azalea Dr · Macon-Bibb County, GA 31210

$110,000

3 bd · 1.5 ba · 1,120 sqft · Townhouse public records · 37 Days on market

Built 1989 9,583 sqft lot $98/sqft · at area comps Est $109k · at est.

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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 +23.0/30.0
• DSCR +7.4/10.0
• ARV discount +7.1/15.0
• 1% rule +5.2/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This small 3 bedroom, 1.5 bath home is located in sought after Club Trace Th in North Macon. Newly painted with LVP flooring throughout and in a safe neighborhood, this is an excellent starter home.

Key facts

• Built 1989
• Listed 36 days

Property features AI

Finance

• Other: Subdivision: Club Trace Th; Lot size approximately 0.22 acre
• HOA & community: No HOA

Exterior

• Parking: Parking pad / open parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available; Phone service available
• Home design: Townhouse (attached residential); Two levels; Built in 1989
• Construction: Wood siding exterior; Composition roof; Slab foundation
• Exterior features: Level lot; No dock or boathouse

Interior

• Kitchen: Solid surface counters
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Updated/remodeled interior; Common wall (attached unit); Electric water heater; Crawl space basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 8.4% 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: Carter Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 481 students, 100% FRL); Howard High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,076 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 (+1.7%/yr); 235 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($78k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.02% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $108,993
• List price: $110,000
• Delta: 0.92%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4525 Greenfields Rd	0.08mi	2/2.0 (-1)	1,120 (0%)	1mo	$83,888	$75	89
4373 Barrington Pl	0.06mi	2/1.5 (-1)	1,058 (-6%)	5mo	$133,000	$126	79
4372 Barrington Pl	0.09mi	2/1.5 (-1)	1,054 (-6%)	10mo	$122,500	$116	73
4347 Barrington Pl	0.12mi	3/1.5	1,220 (+9%)	9mo	$100,000	$82	72
4390 Barrington Pl	0.07mi	2/1.5 (-1)	1,036 (-8%)	19mo	$130,000	$125	63

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.78×
• Total profit: $-6,914
• Equity at exit: $16,401

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $4,056
• Equity at exit: $9,511

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 31210

• Rents YoY: 1.7%
• Active inventory: 235
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$577
• Tax from tax record: −$71 /mo · $858/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $194

Break-even live

Break-even rent $879

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $257	-5% $225	+0% $194	+5% $163	+10% $132
Rent	-10% $105	-5% $150	+0% $194	+5% $239	+10% $283
Rate	-1.0pp $250	-0.5pp $222	base $194	+0.5pp $166	+1.0pp $137

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	14d	1	0.12mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	21d	1	0.17mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	44d	1	0.19mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	14d	1	0.24mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	14d	1	0.32mi
200 Charter Ln Macon, GA	1.0–3.0	1.0–2.0	1088	$1,525	$1.40	14d	18	0.50mi
230 Roycrest Dr Macon, GA	3.0	2.0	1261	$1,300	$1.03	44d	1	0.61mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	44d	1	0.64mi
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	44d	1	0.72mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	44d	1	0.74mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	14d	1	0.77mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	14d	1	0.80mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	14d	1	0.80mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	44d	1	0.90mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	44d	1	0.98mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	0.99mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	1.11mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	14d	1	1.11mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	14d	1	1.13mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	1.19mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	44d	1	1.19mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	44d	1	1.23mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	21d	1	1.27mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	44d	1	1.32mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	21d	1	1.44mi

Listing history 36 events

1. 2026-06-19
   days on market $110,000 Active 37 DOM
2. 2026-06-18
   days on market $110,000 Active 36 DOM
3. 2026-06-17
   days on market $110,000 Active 35 DOM
4. 2026-06-16
   days on market $110,000 Active 34 DOM
5. 2026-06-15
   days on market $110,000 Active 33 DOM
6. 2026-06-14
   days on market $110,000 Active 31 DOM
7. 2026-06-13
   days on market $110,000 Active 30 DOM
8. 2026-06-10
   days on market $110,000 Active 28 DOM
9. 2026-06-09
   days on market $110,000 Active 27 DOM
10. 2026-06-09
    days on market $110,000 Active 26 DOM
11. 2026-06-07
    days on market $110,000 Active 25 DOM
12. 2026-06-03
    days on market $110,000 Active 21 DOM
13. 2026-06-02
    days on market $110,000 Active 20 DOM
14. 2026-06-01
    days on market $110,000 Active 19 DOM
15. 2026-05-31
    days on market $110,000 Active 18 DOM
16. 2026-05-30
    days on market $110,000 Active 17 DOM
17. 2026-03-27
    historical
18. 2026-02-28
    historical
19. 2026-02-24
    price $100,000
20. 2026-02-02
    listed $105,000 New
21. 2026-02-02
    listed $110,000 New
22. 2025-12-31
    historical
23. 2025-10-22
    price $105,000
24. 2025-09-01
    historical $1,050
25. 2025-07-17
    price $1,050
26. 2025-06-30
    listed $1,100
27. 2025-06-18
    listed $115,000 Active
28. 2025-06-18
    listed $115,000 New
29. 2022-09-06
    soldstatus $110,000
30. 2022-08-17
    soldstatus $92,500
31. 2021-07-12
    soldstatus $272,000
32. 2021-07-12
    soldstatus $330,000
33. 2021-03-05
    soldstatus $935,000
34. 2019-04-22
    soldstatus $700,000
35. 2006-01-23
    soldstatus $40,000
36. 2006-01-23
    soldstatus $45,000

ⓘ 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: $858 · $71/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$154/yr (+$13/mo · 18.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,496
• − Mortgage interest: −$6,162
• − Property taxes: −$858
• − Insurance: −$550
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,200
• Taxable income: $567
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,196/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): 33,288
• Household income: $78,447
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 32% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -144.60%
• Current HPI: 172.1313
• Rent YoY: ▲ 1.71%
• 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

+150.0% since first listed

20 events — show timeline

• 2026-03-27 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-02-24 Price Changed $100,000 GAMLS
• 2026-02-02 Listed $105,000 GAMLS
• 2026-02-02 Listed $110,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-22 Price Changed $105,000 FMLS
• 2025-09-01 Rental Removed $1,050 GAMLS
• 2025-07-17 Price Changed $1,050 GAMLS
• 2025-06-30 Listed for Rent $1,100 GAMLS
• 2025-06-18 Listed $115,000 GAMLS
• 2025-06-18 Listed $115,000 FMLS
• 2022-09-06 Sold (Public Records) $110,000 Public Records
• 2022-08-17 Sold (Public Records) $92,500 Public Records
• 2021-07-12 Sold (Public Records) $330,000 Public Records
• 2021-07-12 Sold (Public Records) $272,000 Public Records
• 2021-03-05 Sold (Public Records) $935,000 Public Records
• 2019-04-22 Sold (Public Records) $700,000 Public Records
• 2006-01-23 Sold (Public Records) $45,000 Public Records
• 2006-01-23 Sold (Public Records) $40,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $858 · +7.0% YoY. Source: county tax records.