3 bd · 1.0 ba ·
672 sqft ·
Built 1945
· SingleFamily
· Pending
· 93 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,116/mo
Mortgage (P&I)
−$260
Tax + insurance
−$82
HOA
−$0
Vac / Maint / Mgmt
−$234
Net cashflow
$539/mo
Annual
$6,472/yr
Cap rate
19.37%
Cash-on-cash
46.69%
DSCR
3.08
1% rule
2.25%
Cash to close
$13,860
Investor read
This is a 3-bed/1.0-bath single-family listed at $50k.
At list price, monthly cash flow is $539 ($6k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $50k).
It's been on market 93 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
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: Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
Market conditions: Rents rising fast (+5.0%/yr); 207 active listings in the ZIP; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
2 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.
At projected returns (-3.0% appreciation + 5.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.
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.
Cap rate 19.4% 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.
This rent runs 45% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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.
CashFlowRE · CFR-9ZR0CQAPXKAVHA
· Data 3 weeks agocashflowre.app · 2026-05-29