843 Green Oak Ter · Macon-Bibb County, GA 31210

$79,000

3 bd · 2.0 ba · 2,938 sqft · SingleFamily public records · 102 Days on market

Built 1965 0.43 ac lot $27/sqft · 71% below area ↓ 37% since listing

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

(Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

Key facts

• 0.43 acre lot
• 2 parking spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 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.
• Market conditions: Rents rising (+1.7%/yr); 235 active listings in the ZIP; solid renter incomes; 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $46k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 63% 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.07% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.95%
• DSCR: 2.69
• GRM: 4.0

CMA / ARV

• ARV (median comp): $183,481
• List price: $79,000
• Delta: -56.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 Lokchapee Dr	0.36mi	4/2.5 (+1)	2,950 (+0%)	7mo	$245,000	$83	70
965 Ousley Pl	0.30mi	4/3.0 (+1)	2,888 (-2%)	7mo	$255,000	$88	69
106 Brandon Way	0.62mi	4/2.5 (+1)	2,976 (+1%)	5mo	$294,000	$99	58
1303 Forest Hill Rd	0.18mi	4/3.5 (+1)	2,635 (-10%)	8mo	$217,000	$82	57
4630 Sprucewood Dr	0.54mi	3/3.0	3,197 (+9%)	5mo	$235,000	$74	52
4691 Oxford Cir	0.43mi	4/2.5 (+1)	2,727 (-7%)	11mo	$375,000	$138	52
4581 N Beechwood Dr	0.55mi	4/3.0 (+1)	2,839 (-3%)	14mo	$255,000	$90	48
141 Arbor Climb Rd	0.48mi	4/3.0 (+1)	2,761 (-6%)	14mo	$385,000	$139	47
119 Huntington Pl	0.65mi	4/3.5 (+1)	2,867 (-2%)	12mo	$369,900	$129	44
4500 S Beechwood Dr	0.32mi	4/3.0 (+1)	2,498 (-15%)	10mo	$290,000	$116	43
117 Huntington Pl	0.68mi	4/2.5 (+1)	2,761 (-6%)	14mo	$380,000	$138	39
4581 N Beechwood Dr	0.55mi	4/3.0 (+1)	2,569 (-13%)	14mo	$255,000	$99	33

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: 28.9%
• Equity multiple: 2.18×
• Total profit: $26,212
• Equity at exit: $11,779

10-year hold

• IRR: 35.5%
• Equity multiple: 4.06×
• Total profit: $67,630
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$143 /mo · $1,710/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $644

Break-even live

Break-even rent $817

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $79,000 Active 102 DOM
2. 2026-06-18
   days on market $79,000 Active 101 DOM
3. 2026-06-17
   days on market $79,000 Active 100 DOM
4. 2026-06-16
   days on market $79,000 Active 99 DOM
5. 2026-06-15
   days on market $79,000 Active 98 DOM
6. 2026-06-14
   days on market $79,000 Active 96 DOM
7. 2026-06-13
   days on market $79,000 Active 95 DOM
8. 2026-06-10
   days on market $79,000 Active 93 DOM
9. 2026-06-09
   days on market $79,000 Active 92 DOM
10. 2026-06-09
    days on market $79,000 Active 91 DOM
11. 2026-06-07
    days on market $79,000 Active 90 DOM
12. 2026-06-03
    days on market $79,000 Active 86 DOM
13. 2026-06-02
    days on market $79,000 Active 85 DOM
14. 2026-06-01
    days on market $79,000 Active 84 DOM
15. 2026-05-31
    days on market $79,000 Active 83 DOM
16. 2026-05-30
    days on market $79,000 Active 82 DOM
17. 2026-04-24
    price $79,000

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

18. 2026-04-24
    price $79,000 1014-char remark

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

19. 2026-04-24
    price $79,000

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

20. 2026-04-10
    price $109,900

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

21. 2026-04-10
    price $109,900

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

22. 2026-04-10
    price $109,900 1014-char remark

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

23. 2026-03-27
    price $119,700

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

24. 2026-03-27
    price $119,700 1014-char remark

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

25. 2026-03-27
    price $119,700

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

26. 2026-03-01
    listed $124,900 New 1014-char remark

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

27. 2026-03-01
    listed $124,900 Active

    Show marketing remark (1014 chars)

    (Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.) Investor opportunity in established North Macon. This 4-bedroom, 2-bath brick home offers approximately 1,946 sq ft of living space plus a partially finished basement and sits on a 0.43-acre lot. The property requires significant renovation and updates throughout and is best suited for experienced investors or buyers seeking a full rehab project. The basement provides additional space for storage, future living area, or finishing potential. Home currently uses window units for cooling and space heaters for heat; no central HVAC installed. Roof is approximately 6 years old but reported to need repairs. Yard cleanup and interior/exterior improvements needed. Convenient location with access to I-75, shopping, dining, and schools. Property sold As-Is. Some photos have been digitally enhanced using AI to illustrate potential appearance after cleanup and removal of furnishings.

ⓘ 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: $1,710 · $143/mo
• Projected year-2 tax: $1,710 · $143/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 63% 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: $19,584
• − Mortgage interest: −$4,425
• − Property taxes: −$1,710
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$2,298
• Taxable income: $6,956
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $6,059/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

-36.7% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $79,000 MGMLS
• 2026-04-24 Price Changed $79,000 GAMLS
• 2026-04-24 Price Changed $79,000 FMLS
• 2026-04-10 Price Changed $109,900 MGMLS
• 2026-04-10 Price Changed $109,900 FMLS
• 2026-04-10 Price Changed $109,900 GAMLS
• 2026-03-27 Price Changed $119,700 MGMLS
• 2026-03-27 Price Changed $119,700 GAMLS
• 2026-03-27 Price Changed $119,700 FMLS
• 2026-03-01 Listed $124,900 FMLS
• 2026-03-01 Listed $124,900 GAMLS

Property tax history

+10.4%/yr

Latest (2025): $1,710 · +7.2% YoY. Source: county tax records.