1708 Timark Dr · Macon-Bibb County, GA 31206

$119,000

3 bd · 1.5 ba · 1,594 sqft · SingleFamily public records · 52 Days on market

Built 1966 0.25 ac lot $75/sqft · 68% above area

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home offers a functional layout with a primary bedroom and en-suite bath, along with additional bedrooms to accommodate family or guests. A comfortable den provides a great space for both relaxation and entertaining. The eat-in kitchen includes a pantry and is perfect for everyday meals and gatherings. A screened-in back porch adds additional space to unwind and enjoy the outdoors. This property presents a great opportunity for a buyer to add their personal touch and enhancements to truly make it their own.

Key facts

• En-suite bath
• Eat-in kitchen
• Comfortable den

Tags

• PRIMARY BEDROOM
• EN-SUITE BATH
• COMFORTABLE DEN
• EAT-IN KITCHEN
• SCREENED-IN BACK PORCH

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer; Public power
• Home design: Two-level home; Brick on all sides; Resale property; Fee simple ownership
• Construction: Shingle roof; Slab foundation; Built with brick and other materials
• Exterior features: Screened porch; Shed(s); Other exterior features

Interior

• Kitchen: Eat-in kitchen; Pantry; Appliances: Other
• Bedrooms: Three bedrooms on the upper level; Bedroom features: Other
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms; One main-level bathroom; one upper-level full bathroom; Master bathroom: Other
• Heating & cooling: Central heating (forced air); Central air conditioning; Ceiling fans
• Interior features: Storm windows; No common walls; Den and living room; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.5% 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: Southfield Elementary School (math 5% / reading 6%, grade F, #1,158 of 1,228 statewide, top 94%, 737 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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 fast (+5.0%/yr); 209 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• At $1,230/mo this rent would consume 49% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 52 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 10 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.

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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (median comp): $70,840
• List price: $119,000
• Delta: 67.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 Sussex Dr	0.63mi	3/1.5	1,590 (-0%)	3mo	$85,000	$53	68
145 Hurley Park	0.24mi	3/2.0	1,512 (-5%)	15mo	$150,000	$99	66
3357 Placid Pl	0.10mi	4/2.0 (+1)	1,373 (-14%)	2mo	$150,000	$109	64
1421 Canterbury Rd	0.52mi	3/1.0	1,603 (+1%)	15mo	$80,000	$50	61
1504 Berkshire Dr	0.51mi	3/2.0	1,455 (-9%)	6mo	$117,000	$80	54
1832 Sussex Dr	0.63mi	3/1.5	1,495 (-6%)	13mo	$90,000	$60	49
1801 Winston Dr	0.68mi	3/1.0	1,432 (-10%)	2mo	$86,900	$61	48
1590 Canterbury Rd	0.41mi	4/2.0 (+1)	1,442 (-10%)	18mo	$135,000	$94	43
1700 Winston Dr	0.70mi	4/2.5 (+1)	1,688 (+6%)	12mo	$81,000	$48	39
1047 Newberg Ave	0.73mi	3/2.0	1,773 (+11%)	10mo	$154,900	$87	36
1380 Sylvian Dr	0.70mi	3/1.0	1,382 (-13%)	10mo	$96,000	$69	35
1822 Winston Dr	0.70mi	3/1.0	1,388 (-13%)	14mo	$74,950	$54	32

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,427
• Equity at exit: $17,743

10-year hold

• IRR: 7.6%
• Equity multiple: 1.62×
• Total profit: $20,781
• Equity at exit: $10,289

Cash invested: $33,320 (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 31206

• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$624
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $177

Break-even live

Break-even rent $1,005

Max offer price $119,000

Occupancy floor 81%

Sensitivity live

Price	-10% $245	-5% $211	+0% $177	+5% $144	+10% $110
Rent	-10% $80	-5% $129	+0% $177	+5% $226	+10% $274
Rate	-1.0pp $237	-0.5pp $208	base $177	+0.5pp $146	+1.0pp $115

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	45d	1	0.20mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	45d	1	0.26mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	45d	1	0.48mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	23d	1	0.48mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	45d	1	0.53mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	15d	1	0.58mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	23d	1	0.73mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	45d	1	0.75mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	45d	1	0.81mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	45d	1	0.82mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	15d	1	0.87mi
3733 Lindsey Dr Macon, GA	3.0	2.0	1645	$1,350	$0.82	15d	1	0.89mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	23d	1	0.92mi
3257 Ohara Dr S Macon, GA	3.0	1.0	1352	$1,125	$0.83	23d	1	1.10mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	45d	1	1.11mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	15d	1	1.15mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	45d	1	1.16mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	23d	1	1.16mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	23d	1	1.19mi
1334 Dewey St Macon, GA	3.0	2.0	1942	$1,300	$0.67	23d	1	1.26mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	45d	1	1.33mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	45d	1	1.41mi
728 Key St Macon, GA	4.0	1.5	1210	$1,200	$0.99	23d	1	1.43mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	23d	1	1.45mi

Listing history 42 events

1. 2026-06-21
   days on market $119,000 Active 52 DOM
2. 2026-06-19
   days on market $119,000 Active 50 DOM
3. 2026-06-18
   days on market $119,000 Active 49 DOM
4. 2026-06-17
   days on market $119,000 Active 48 DOM
5. 2026-06-16
   days on market $119,000 Active 47 DOM
6. 2026-06-15
   days on market $119,000 Active 46 DOM
7. 2026-06-14
   days on market $119,000 Active 44 DOM
8. 2026-06-13
   days on market $119,000 Active 43 DOM
9. 2026-06-10
   days on market $119,000 Active 41 DOM
10. 2026-06-09
    days on market $119,000 Active 40 DOM
11. 2026-06-09
    days on market $119,000 Active 39 DOM
12. 2026-06-07
    days on market $119,000 Active 38 DOM
13. 2026-06-03
    days on market $119,000 Active 34 DOM
14. 2026-06-02
    days on market $119,000 Active 33 DOM
15. 2026-06-01
    days on market $119,000 Active 32 DOM
16. 2026-05-31
    days on market $119,000 Active 31 DOM
17. 2026-05-30
    days on market $119,000 Active 30 DOM
18. 2026-05-09
    status Pending 517-char remark
19. 2026-05-04
    historical Active Under Contract 517-char remark

    Show marketing remark (517 chars)

    The home offers a functional layout with a primary bedroom and en-suite bath, along with additional bedrooms to accommodate family or guests. A comfortable den provides a great space for both relaxation and entertaining. The eat-in kitchen includes a pantry and is perfect for everyday meals and gatherings. A screened-in back porch adds additional space to unwind and enjoy the outdoors. This property presents a great opportunity for a buyer to add their personal touch and enhancements to truly make it their own.

20. 2026-05-04
    historical Active Under Contract 517-char remark

    Show marketing remark (517 chars)

    The home offers a functional layout with a primary bedroom and en-suite bath, along with additional bedrooms to accommodate family or guests. A comfortable den provides a great space for both relaxation and entertaining. The eat-in kitchen includes a pantry and is perfect for everyday meals and gatherings. A screened-in back porch adds additional space to unwind and enjoy the outdoors. This property presents a great opportunity for a buyer to add their personal touch and enhancements to truly make it their own.

21. 2026-04-16
    listed $119,000 Active 517-char remark

    Show marketing remark (517 chars)

    The home offers a functional layout with a primary bedroom and en-suite bath, along with additional bedrooms to accommodate family or guests. A comfortable den provides a great space for both relaxation and entertaining. The eat-in kitchen includes a pantry and is perfect for everyday meals and gatherings. A screened-in back porch adds additional space to unwind and enjoy the outdoors. This property presents a great opportunity for a buyer to add their personal touch and enhancements to truly make it their own.

22. 2026-04-16
    listed $119,000 New 517-char remark

    Show marketing remark (517 chars)

    The home offers a functional layout with a primary bedroom and en-suite bath, along with additional bedrooms to accommodate family or guests. A comfortable den provides a great space for both relaxation and entertaining. The eat-in kitchen includes a pantry and is perfect for everyday meals and gatherings. A screened-in back porch adds additional space to unwind and enjoy the outdoors. This property presents a great opportunity for a buyer to add their personal touch and enhancements to truly make it their own.

23. 2024-05-28
    soldstatus $158,000
24. 2024-03-05
    historical
25. 2024-01-10
    price $129,000
26. 2024-01-10
    price $129,000
27. 2023-11-30
    listed $139,000 New
28. 2023-06-27
    soldstatus $128,000
29. 2023-06-26
    soldstatus $128,000 Closed
30. 2023-06-26
    soldstatus $128,000 Closed
31. 2023-06-26
    soldstatus $128,000 Sold
32. 2023-06-19
    status Under Contract
33. 2023-06-19
    status Pending
34. 2023-06-19
    historical Active Under Contract
35. 2023-05-30
    status Back On Market
36. 2023-05-30
    status Active
37. 2023-05-26
    status Pending
38. 2023-05-26
    status Under Contract
39. 2023-04-25
    listed $134,750 Active
40. 2023-04-25
    listed $134,750 Active
41. 2023-04-25
    listed $134,750 New
42. 2023-04-10
    soldstatus $57,000

ⓘ 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: $1,447 · $121/mo
• Projected year-2 tax: $1,447 · $121/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 ≥109°F today · 17 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,757
• − Mortgage interest: −$6,666
• − Property taxes: −$1,447
• − Insurance: −$595
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,462
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,073/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+108.8% since first listed

27 events — show timeline

• 2026-05-20 Relisted — GAMLS
• 2026-05-20 Relisted — FMLS
• 2026-05-09 Pending — FMLS
• 2026-05-04 Contingent — GAMLS
• 2026-05-04 Contingent — FMLS
• 2026-04-16 Listed $119,000 FMLS
• 2026-04-16 Listed $119,000 GAMLS
• 2024-05-28 Sold (Public Records) $158,000 Public Records
• 2024-03-05 Listing Removed — GAMLS
• 2024-01-10 Price Changed $129,000 MGMLS
• 2024-01-10 Price Changed $129,000 GAMLS
• 2023-11-30 Listed $139,000 GAMLS
• 2023-06-27 Sold (Public Records) $128,000 Public Records
• 2023-06-26 Sold (MLS) $128,000 CGMLS
• 2023-06-26 Sold (MLS) $128,000 MGMLS
• 2023-06-26 Sold (MLS) $128,000 GAMLS
• 2023-06-19 Pending — GAMLS
• 2023-06-19 Pending — CGMLS
• 2023-06-19 Contingent — MGMLS
• 2023-05-30 Relisted — GAMLS
• 2023-05-30 Relisted — CGMLS
• 2023-05-26 Pending — CGMLS
• 2023-05-26 Pending — GAMLS
• 2023-04-25 Listed $134,750 CGMLS
• 2023-04-25 Listed $134,750 MGMLS
• 2023-04-25 Listed $134,750 GAMLS
• 2023-04-10 Sold (Public Records) $57,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $1,447 · +52.0% YoY. Source: county tax records.