4972 Faubus Ave · Macon-Bibb County, GA 31204

$135,999

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 13 Days on market

Built 1959 0.33 ac lot

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 3-bedroom, 1-bath home in the heart of Macon! Conveniently located just minutes from Middle Georgia State University, Sam’s Club, and all the shopping, dining, and entertainment you need. This move-in ready home features a brand-new roof, HVAC system, stylish LVP flooring, updated windows, and beautiful modern finishes throughout. Step inside to an open living and dining area that flows seamlessly into the kitchen, complete with new appliances, updated cabinetry, and a clean modern design that feels both stylish and functional. Natural light fills the home, highlighting the thoughtful updates and fresh finishes in every room. Outside, you’ll find a covered carport for added convenience along with a back patio that’s perfect for relaxing, grilling, or entertaining guests. Whether you’re a first-time homebuyer or looking to add a turnkey property to your investment portfolio, this one is a must-see!

Key facts

• Updated windows
• Modern finishes
• Updated roof

Tags

• UPDATED ROOF
• HVAC SYSTEM
• LVP FLOORING
• UPDATED WINDOWS
• MODERN FINISHES
• OPEN LIVING AND DINING AREA

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House; Resale property
• Construction: Block construction; Composition roof; Built in 1959
• Exterior features: Patio; Level lot

Interior

• Kitchen: Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: One-level layout; Other interior features
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $69 ($831/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 $110k (18.8% below list).
• Recommended offer: $110k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Veterans Elementary School (math 3% / reading 9%, grade F, #1,154 of 1,228 statewide, top 94%, 697 students, 100% FRL); Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 students, 100% FRL); Westside High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,025 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 (+4.6%/yr); 255 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 34% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $110,448 (18.8% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.81% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $44,688
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4043 Lafayette Dr	0.30mi	3/1.0	925 (+1%)	20mo	$45,000	$49	67
4229 Lafayette Dr	0.20mi	3/1.0	828 (-9%)	12mo	$70,000	$85	66
4755 Massey Rd	0.54mi	3/1.0	952 (+4%)	15mo	$140,000	$147	55
4940 Pinefield Dr	0.44mi	3/1.0	1,040 (+14%)	4mo	$132,000	$127	53
3771 Walker Ave	0.65mi	3/2.0	968 (+6%)	5mo	$80,000	$83	51
4723 Massey Rd	0.58mi	3/1.0	1,024 (+12%)	12mo	$35,000	$34	42
4723 Massey Rd	0.58mi	3/1.0	1,024 (+12%)	12mo	$35,000	$34	42
4567 Bishop Rd	0.70mi	2/1.0 (-1)	980 (+8%)	16mo	$41,000	$42	36
4567 Bishop Rd Rd	0.70mi	2/1.0 (-1)	980 (+8%)	16mo	$41,000	$42	36

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.58×
• Total profit: $-15,877
• Equity at exit: $20,278

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-712
• Equity at exit: $11,759

Cash invested: $38,080 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$713
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $69

Break-even live

Break-even rent $1,017

Max offer price $135,999

Occupancy floor 89%

Sensitivity live

Price	-10% $146	-5% $108	+0% $69	+5% $31	+10% $-8
Rent	-10% $-18	-5% $26	+0% $69	+5% $113	+10% $156
Rate	-1.0pp $138	-0.5pp $104	base $69	+0.5pp $34	+1.0pp $-2

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4406 Chambers Rd Unit B-06 Macon, GA	2.0	1.0	925	$899	$0.97	44d	1	0.47mi
4406 Chambers Rd Apt E16 Macon, GA	2.0	1.0	925	$899	$0.97	21d	1	0.47mi
4995 Bloomfield Rd Macon, GA	2.0	1.5	900	$997	$1.11	21d	1	0.58mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	44d	1	0.87mi
4228 Mark Pl Macon, GA	4.0	1.5	1000	$1,300	$1.30	14d	1	0.91mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	44d	1	0.92mi
159 Steven Dr Macon, GA	2.0–4.0	2.0	1185	$1,106	$0.93	44d	1	1.16mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	44d	4	1.30mi
4151 Log Cabin Dr Macon, GA	1.0–2.0	1.0–2.0	836	$1,434	$1.72	44d	1	1.34mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	21d	1	1.49mi

Listing history 3 events

1. 2026-05-15
   listed $135,999 Active 975-char remark

   Show marketing remark (951 chars)

   Welcome home to this beautifully updated 3-bedroom, 1-bath home in the heart of Macon! Conveniently located just minutes from Middle Georgia State University, Sam's Club, and all the shopping, dining, and entertainment you need. This move-in ready home features a brand-new roof, HVAC system, stylish LVP flooring, updated windows, and beautiful modern finishes throughout. Step inside to an open living and dining area that flows seamlessly into the kitchen, complete with new appliances, updated cabinetry, and a clean modern design that feels both stylish and functional. Natural light fills the home, highlighting the thoughtful updates and fresh finishes in every room. Outside, you'll find a covered carport for added convenience along with a back patio that's perfect for relaxing, grilling, or entertaining guests. Whether you're a first-time homebuyer or looking to add a turnkey property to your investment portfolio, this one is a must-see!

2. 2026-05-15
   listed $135,999 Active 951-char remark

   Show marketing remark (951 chars)

   Welcome home to this beautifully updated 3-bedroom, 1-bath home in the heart of Macon! Conveniently located just minutes from Middle Georgia State University, Sam's Club, and all the shopping, dining, and entertainment you need. This move-in ready home features a brand-new roof, HVAC system, stylish LVP flooring, updated windows, and beautiful modern finishes throughout. Step inside to an open living and dining area that flows seamlessly into the kitchen, complete with new appliances, updated cabinetry, and a clean modern design that feels both stylish and functional. Natural light fills the home, highlighting the thoughtful updates and fresh finishes in every room. Outside, you'll find a covered carport for added convenience along with a back patio that's perfect for relaxing, grilling, or entertaining guests. Whether you're a first-time homebuyer or looking to add a turnkey property to your investment portfolio, this one is a must-see!

3. 2026-05-14
   listed $135,999 New

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$850/yr (+$71/mo · 211.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $13,254
• − Mortgage interest: −$7,618
• − Property taxes: −$401
• − Insurance: −$680
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,956
• Taxable loss: −$1,522
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,196/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

7 events — show timeline

• 2026-06-02 Relisted — CGMLS
• 2026-05-29 Pending — CGMLS
• 2026-05-29 Pending — GAMLS
• 2026-05-29 Contingent — MGMLS
• 2026-05-15 Listed $135,999 MGMLS
• 2026-05-15 Listed $135,999 CGMLS
• 2026-05-14 Listed $135,999 GAMLS

Property tax history

+4.6%/yr

Latest (2025): $401 · -1.3% YoY. Source: county tax records.