132 Spradley Dr · Macon-Bibb County, GA 31211

$129,900

2 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 174 Days on market

Built 1968 $96/sqft · 36% above area Est $150k · 13% under ↓ 7% since listing

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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 +15.4/30.0
• ARV discount +13.6/15.0
• DSCR +4.7/10.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable One Owner 4 Sided Brick Home On A Dead End Street In Jones County, GA! Jones County Schools, County Water And A Finished Walkout Partial Basement! This home has 2 bedrooms and 1.5 baths. As a bonus there are oak hardwood floors under the carpet. The back yard is huge and fenced in. The finished partial basement could be made into an apartment with it's own private entrance. One car attached carport, paved driveway and a small rear porch. Needs updating and tender loving care. This is an estate and is being sold As Is. Cash or conventional loan only. Call and see this home today and bring your decorating ideas!

Key facts

• Small rear porch
• Attached carport
• Paved driveway

Tags

• 4 SIDED BRICK HOME
• HUGE FENCED BACKYARD
• PRIVATE ENTRANCE
• ATTACHED CARPORT
• PAVED DRIVEWAY
• SMALL REAR PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $50 ($598/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 $107k (17.9% below list).
• Recommended offer: $107k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Jones County (rural): math 32% / reading 34% proficiency, ranked #72 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 156 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 106 units permitted in Jones County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jones County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $106,640 (17.9% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.82% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $150,148
• List price: $129,900
• Delta: -13.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Spradley Dr	0.15mi	3/2.0 (+1)	1,348 (-1%)	8mo	$149,900	$111	80
162 Ruby Dr	0.16mi	3/2.0 (+1)	1,420 (+4%)	22mo	$105,000	$74	62
118 Oakwood Dr	0.45mi	3/2.0 (+1)	1,476 (+8%)	1mo	$155,000	$105	59
458 Joycliff Ter	0.30mi	3/2.0 (+1)	1,170 (-14%)	2mo	$156,000	$133	56
123 Gateway Ct	0.53mi	3/2.0 (+1)	1,369 (+1%)	24mo	$125,000	$91	49
3028 Armstrong Dr	0.43mi	3/2.0 (+1)	1,296 (-5%)	23mo	$141,500	$109	48
3413 Millerfield Rd	0.70mi	3/3.0 (+1)	1,409 (+4%)	11mo	$70,000	$50	44
3032 Armstrong Dr	0.42mi	3/2.0 (+1)	1,194 (-12%)	16mo	$90,000	$75	42
3271 Commodore Dr	0.52mi	3/2.0 (+1)	1,543 (+14%)	9mo	$125,000	$81	41
3067 Bethune Ave	0.75mi	3/2.0 (+1)	1,485 (+9%)	23mo	$152,000	$102	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-17,923
• Equity at exit: $19,369

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-11,715
• Equity at exit: $11,231

Cash invested: $36,372 (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 31211

• Active inventory: 156
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$681
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $50

Break-even live

Break-even rent $1,003

Max offer price $129,900

Occupancy floor 90%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	44d	1	0.58mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	13d	1	0.58mi
3358 Club Dr Macon, GA	3.0	1.5	1218	$900	$0.74	44d	1	0.78mi
2871 New Clinton Rd Macon, GA	3.0	1.0	1100	$1,100	$1.00	44d	1	0.81mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	21d	1	0.82mi
3559 Joycliff Rd Macon, GA	3.0–4.0	2.0	1216	$833	$0.69	13d	6	0.86mi
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	13d	1	0.88mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	44d	1	0.95mi
240 Neptune Ct Macon, GA	2.0	1.5	1025	$875	$0.85	21d	1	0.97mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	1.37mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $129,900 Active 174 DOM
2. 2026-06-18
   days on market $129,900 Active 173 DOM
3. 2026-06-17
   days on market $129,900 Active 172 DOM
4. 2026-06-16
   days on market $129,900 Active 171 DOM
5. 2026-06-15
   days on market $129,900 Active 170 DOM
6. 2026-06-14
   days on market $129,900 Active 168 DOM
7. 2026-06-13
   days on market $129,900 Active 167 DOM
8. 2026-06-10
   days on market $129,900 Active 165 DOM
9. 2026-06-09
   days on market $129,900 Active 164 DOM
10. 2026-06-08
    days on market $129,900 Active 163 DOM
11. 2026-06-07
    days on market $129,900 Active 162 DOM
12. 2026-06-02
    days on market $129,900 Active 157 DOM
13. 2026-06-01
    days on market $129,900 Active 156 DOM
14. 2026-05-31
    days on market $129,900 Active 155 DOM
15. 2026-05-30
    days on market $129,900 Active 154 DOM
16. 2026-04-08
    status Active 628-char remark

    Show marketing remark (628 chars)

    Affordable One Owner 4 Sided Brick Home On A Dead End Street In Jones County, GA! Jones County Schools, County Water And A Finished Walkout Partial Basement! This home has 2 bedrooms and 1.5 baths. As a bonus there are oak hardwood floors under the carpet. The back yard is huge and fenced in. The finished partial basement could be made into an apartment with it's own private entrance. One car attached carport, paved driveway and a small rear porch. Needs updating and tender loving care. This is an estate and is being sold As Is. Cash or conventional loan only. Call and see this home today and bring your decorating ideas!

17. 2026-04-04
    historical 628-char remark

    Show marketing remark (628 chars)

    Affordable One Owner 4 Sided Brick Home On A Dead End Street In Jones County, GA! Jones County Schools, County Water And A Finished Walkout Partial Basement! This home has 2 bedrooms and 1.5 baths. As a bonus there are oak hardwood floors under the carpet. The back yard is huge and fenced in. The finished partial basement could be made into an apartment with it's own private entrance. One car attached carport, paved driveway and a small rear porch. Needs updating and tender loving care. This is an estate and is being sold As Is. Cash or conventional loan only. Call and see this home today and bring your decorating ideas!

18. 2026-03-20
    status Active 628-char remark

    Show marketing remark (628 chars)

    Affordable One Owner 4 Sided Brick Home On A Dead End Street In Jones County, GA! Jones County Schools, County Water And A Finished Walkout Partial Basement! This home has 2 bedrooms and 1.5 baths. As a bonus there are oak hardwood floors under the carpet. The back yard is huge and fenced in. The finished partial basement could be made into an apartment with it's own private entrance. One car attached carport, paved driveway and a small rear porch. Needs updating and tender loving care. This is an estate and is being sold As Is. Cash or conventional loan only. Call and see this home today and bring your decorating ideas!

19. 2026-03-12
    historical 628-char remark

    Show marketing remark (628 chars)

    Affordable One Owner 4 Sided Brick Home On A Dead End Street In Jones County, GA! Jones County Schools, County Water And A Finished Walkout Partial Basement! This home has 2 bedrooms and 1.5 baths. As a bonus there are oak hardwood floors under the carpet. The back yard is huge and fenced in. The finished partial basement could be made into an apartment with it's own private entrance. One car attached carport, paved driveway and a small rear porch. Needs updating and tender loving care. This is an estate and is being sold As Is. Cash or conventional loan only. Call and see this home today and bring your decorating ideas!

20. 2026-02-26
    price $129,900 628-char remark

    Show marketing remark (628 chars)

    Affordable One Owner 4 Sided Brick Home On A Dead End Street In Jones County, GA! Jones County Schools, County Water And A Finished Walkout Partial Basement! This home has 2 bedrooms and 1.5 baths. As a bonus there are oak hardwood floors under the carpet. The back yard is huge and fenced in. The finished partial basement could be made into an apartment with it's own private entrance. One car attached carport, paved driveway and a small rear porch. Needs updating and tender loving care. This is an estate and is being sold As Is. Cash or conventional loan only. Call and see this home today and bring your decorating ideas!

21. 2026-01-20
    price $132,500 628-char remark

    Show marketing remark (628 chars)

    Affordable One Owner 4 Sided Brick Home On A Dead End Street In Jones County, GA! Jones County Schools, County Water And A Finished Walkout Partial Basement! This home has 2 bedrooms and 1.5 baths. As a bonus there are oak hardwood floors under the carpet. The back yard is huge and fenced in. The finished partial basement could be made into an apartment with it's own private entrance. One car attached carport, paved driveway and a small rear porch. Needs updating and tender loving care. This is an estate and is being sold As Is. Cash or conventional loan only. Call and see this home today and bring your decorating ideas!

22. 2025-12-11
    listed $139,900 Active 628-char remark

    Show marketing remark (628 chars)

    Affordable One Owner 4 Sided Brick Home On A Dead End Street In Jones County, GA! Jones County Schools, County Water And A Finished Walkout Partial Basement! This home has 2 bedrooms and 1.5 baths. As a bonus there are oak hardwood floors under the carpet. The back yard is huge and fenced in. The finished partial basement could be made into an apartment with it's own private entrance. One car attached carport, paved driveway and a small rear porch. Needs updating and tender loving care. This is an estate and is being sold As Is. Cash or conventional loan only. Call and see this home today and bring your decorating ideas!

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$508/yr (+$42/mo · 73.9%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,797
• − Mortgage interest: −$7,276
• − Property taxes: −$687
• − Insurance: −$650
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,779
• Taxable loss: −$1,643
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $992/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: Jones County
• NCES district ID: 1303150
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $51,630
• Composite: 28.84/100
• National rank: #6649
• State rank: #72 of 174 in GA

Livability — Macon-Bibb County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Bibb County · 164,332 people
• City population: 143,186
• Metro: Macon-Bibb County, GA
• Population (ZIP): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

Population outlook (Jones County) Hauer SSP2

• Today (2025): 28,682 people
• By 2030: 28,394 · -1.0%
• By 2040: 27,246 · -5.0%
• By 2050: 25,575 · -10.8%
• By 2075: 21,857 · -23.8%
• By 2100: 17,453 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+38.0) · D 30.8% · R 68.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -25.8pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+33.9 2016: R+34.7 2012: R+28.7 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

-7.1% since first listed

7 events — show timeline

• 2026-04-08 Relisted — MGMLS
• 2026-04-04 Delisted — MGMLS
• 2026-03-20 Relisted — MGMLS
• 2026-03-12 Delisted — MGMLS
• 2026-02-26 Price Changed $129,900 MGMLS
• 2026-01-20 Price Changed $132,500 MGMLS
• 2025-12-11 Listed $139,900 MGMLS

Property tax history

+9.2%/yr

Latest (2025): $687 · +19.7% YoY. Source: county tax records.