3378 S Walden Rd · Macon-Bibb County, GA 31216

$179,900

3 bd · 1.5 ba · 960 sqft · SingleFamily public records · 18 Days on market

Built 1978 0.46 ac lot $187/sqft · at area comps Est $180k · at est.

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Why this score? — see what drove the D 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 +16.7/30.0
• ARV discount +7.6/15.0
• DSCR +5.2/10.0
• 1% rule +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT BEGINNINGS! New on the market, and waiting for you. Three bedrooms, Two-full baths, spacious eat-in kitchen featuring a center aisle, fireplace den, rocking chair front porch and garage. Have a green thumb? Look at this yard. Plenty of room to plant a garden with an outside building for storage. Quick and easy access to Houston, Peach County and I-75

Key facts

• 0.46 acre lot
• Garage
• Built 1978

Property features AI

Finance

• Other: Approximately 0.46-acre lot
• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available; Natural gas available; Phone available; Sewer connected; Water available
• Home design: Single-family residence; House; Resale property; Built in 1978
• Construction: Vinyl siding exterior; Composition roof; Concrete basement
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Den; Factory-built fireplace (1)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (15.4% below list).
• Recommended offer: $152k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.4% in Macon-Bibb County — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Heard Elementary School (math 25% / reading 33%, grade F, #663 of 1,228 statewide, top 54%, 541 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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 soft (-2.3%/yr); 195 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 18 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: major wind risk, 72% 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 $152,133 (15.4% below list)

Questions for the listing agent

1. Built in 1978 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $180,371
• List price: $179,900
• Delta: -0.26%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-26,511
• Equity at exit: $26,824

10-year hold

• IRR: -11.9%
• Equity multiple: 0.38×
• Total profit: $-31,373
• Equity at exit: $15,554

Cash invested: $50,372 (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 31216

• Rents YoY: -2.3%
• Active inventory: 195
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $113

Break-even live

Break-even rent $1,379

Max offer price $179,900

Occupancy floor 88%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   listed $179,900 Active 358-char remark

   Show marketing remark (358 chars)

   GREAT BEGINNINGS! New on the market, and waiting for you. Three bedrooms, Two-full baths, spacious eat-in kitchen featuring a center aisle, fireplace den, rocking chair front porch and garage. Have a green thumb? Look at this yard. Plenty of room to plant a garden with an outside building for storage. Quick and easy access to Houston, Peach County and I-75

2. 2026-05-07
   listed $179,900 New 363-char remark

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$804/yr (+$67/mo · 94.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,256
• − Mortgage interest: −$10,077
• − Property taxes: −$851
• − Insurance: −$900
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$5,233
• Taxable loss: −$1,726
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $1,765/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): 16,328
• Household income: $72,452
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 161.0

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 0.56)
• Race & ethnicity: White 56% Black 35% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Korean 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: ▼ -135.37%
• Current HPI: 211.3565
• Rent YoY: ▼ -2.31%
• 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

9 events — show timeline

• 2026-06-15 Sold (MLS) $179,900 GAMLS
• 2026-06-15 Sold (MLS) $179,900 CGMLS
• 2026-06-15 Sold (MLS) $179,900 MGMLS
• 2026-05-26 Pending — CGMLS
• 2026-05-26 Pending — GAMLS
• 2026-05-26 Contingent — MGMLS
• 2026-05-11 Listed $179,900 MGMLS
• 2026-05-11 Listed $179,900 CGMLS
• 2026-05-07 Listed $179,900 GAMLS

Property tax history

+11.3%/yr

Latest (2025): $851 · -6.5% YoY. Source: county tax records.