4525 Greenfields Rd · Macon-Bibb County, GA 31210

$83,888

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 35 Days on market

Built 1989 5,227 sqft lot Est $124k · 33% under

---

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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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 MLS

Convenient North Macon location! This single family attached home has 2 bedrooms, 2 bathrooms, and a great room with fireplace. The dining room is separate from the kitchen, and a porch is just off the kitchen. With a little work, this home would make a great starter home or investment. Please contact the listing agent for more details.

Key facts

• New siding
• New water heater
• Close to shops

Tags

• NEW ROOF
• NEW SIDING
• NEW WATER HEATER
• CLOSE TO SHOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 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 21d 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 16% 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 $580 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 + 1.7% rent growth), your $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $16k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $84k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $81,371 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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: 1.25% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.36%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $124,320
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4571 Shadow Lawn Dr	0.20mi	2/1.0	1,113 (-1%)	1mo	$37,000	$33	84
4354 Barrington Pl	0.19mi	2/1.5	1,092 (-2%)	8mo	$145,000	$133	78
4606 Lakewood Ave	0.25mi	2/1.0	1,077 (-4%)	19mo	$119,500	$111	62
4516 Bon Ayer Cir	0.47mi	3/2.0 (+1)	1,026 (-8%)	12mo	$190,000	$185	49
4418 Ayers Rd	0.28mi	3/1.0 (+1)	1,012 (-10%)	17mo	$69,000	$68	47
3910 Thompson Rd	0.52mi	2/1.0	1,080 (-4%)	24mo	$60,000	$56	46

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $2,957
• Equity at exit: $12,508

10-year hold

• IRR: 11.6%
• Equity multiple: 1.86×
• Total profit: $20,230
• Equity at exit: $7,253

Cash invested: $23,489 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$440
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $281

Break-even live

Break-even rent $694

Max offer price $83,888

Occupancy floor 68%

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: $20,972
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4375 Barrington Pl Macon, GA	1.0	1.5	1144	$1,050	$0.92	13d	1	0.13mi
4353 Barrington Pl Macon, GA	2.0	1.5	1108	$1,000	$0.90	13d	1	0.19mi
4342 Barrington Pl Macon, GA	2.0	1.5	1092	$950	$0.87	21d	1	0.23mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	43d	1	0.26mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	13d	1	0.30mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	13d	1	0.37mi
200 Charter Ln Macon, GA	1.0–3.0	1.0–2.0	1088	$1,322	$1.21	13d	18	0.43mi
230 Roycrest Dr Macon, GA	3.0	2.0	1261	$1,300	$1.03	43d	1	0.60mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	43d	1	0.68mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	43d	1	0.72mi
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	43d	1	0.79mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	43d	1	0.80mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	13d	1	0.82mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	13d	1	0.83mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	13d	1	0.86mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	43d	1	0.92mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	1.02mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	43d	1	1.05mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	13d	1	1.15mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	1.15mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	13d	1	1.16mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	1.24mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	43d	1	1.24mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	43d	1	1.33mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	21d	1	1.45mi

Listing history 7 events

1. 2026-04-09
   status Under Contract
2. 2026-04-03
   price $83,888
3. 2026-03-23
   price $88,777
4. 2026-03-17
   price $93,888
5. 2026-03-05
   listed $99,900 New
6. 2016-11-29
   soldstatus $21,988 338-char remark

   Show marketing remark (338 chars)

   Convenient North Macon location! This single family attached home has 2 bedrooms, 2 bathrooms, and a great room with fireplace. The dining room is separate from the kitchen, and a porch is just off the kitchen. With a little work, this home would make a great starter home or investment. Please contact the listing agent for more details.

7. 2016-09-15
   listed $26,100 338-char remark

   Show marketing remark (338 chars)

   Convenient North Macon location! This single family attached home has 2 bedrooms, 2 bathrooms, and a great room with fireplace. The dining room is separate from the kitchen, and a porch is just off the kitchen. With a little work, this home would make a great starter home or investment. Please contact the listing agent for more details.

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $881 · $73/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 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: $12,597
• − Mortgage interest: −$4,699
• − Property taxes: −$881
• − Insurance: −$419
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,440
• Taxable income: $2,142
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,858/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

+221.4% since first listed

7 events — show timeline

• 2026-04-09 Pending — GAMLS
• 2026-04-03 Price Changed $83,888 GAMLS
• 2026-03-23 Price Changed $88,777 GAMLS
• 2026-03-17 Price Changed $93,888 GAMLS
• 2026-03-05 Listed $99,900 GAMLS
• 2016-11-29 Sold (MLS) $21,988 MGMLS
• 2016-09-15 Listed $26,100 MGMLS

Property tax history

+11.8%/yr

Latest (2025): $881 · +7.0% YoY. Source: county tax records.