3783 Travis Blvd · Macon-Bibb County, GA 31206

$70,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 18 Days on market

Built 1952 0.39 ac lot $97/sqft · 42% above area Est $49k · 42% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled 2 bedroom, 1 bath home featuring new flooring, fresh paint, updated bathroom, and new cabinets throughout. Roof is newer and the refrigerator remains with the home. Great opportunity for a starter home or investment property. Home does not have central AC.

Key facts

• Newer roof
• New flooring
• New cabinets

Tags

• REMODELED HOME
• NEW FLOORING
• UPDATED BATHROOM
• NEW CABINETS
• NEWER ROOF
• REFRIGERATOR REMAINS

Property features AI

Finance

• Other: Approximately 0.39-acre lot
• Financial info: Listing available for Cash or Conventional financing
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence (house); Resale property; One story
• Construction: Built in 1952; Composition roof; Other construction materials
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: One-level layout; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 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); 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); 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 + 5.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.
• Current owner paid $55k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.42% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.17%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (median comp): $49,218
• List price: $70,000
• Delta: 42.22%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3783 Travis Blvd	0.00mi	2/1.0	720 (0%)	1mo	$55,000	$76	99
1325 Triple Hill Dr	0.49mi	2/1.0	700 (-3%)	6mo	$82,400	$118	68
3727 Travis Blvd	0.12mi	2/1.0	767 (+6%)	22mo	$48,000	$63	65
3986 Spencer Cir	0.22mi	2/1.0	775 (+8%)	22mo	$13,700	$18	59
3481 Travis Blvd	0.28mi	2/1.0	768 (+7%)	23mo	$50,000	$65	56
1329 Triple Hill Dr	0.49mi	2/1.0	672 (-7%)	13mo	$55,000	$82	55

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: 10.7%
• Equity multiple: 1.44×
• Total profit: $8,539
• Equity at exit: $10,437

10-year hold

• IRR: 21.5%
• Equity multiple: 3.00×
• Total profit: $39,296
• Equity at exit: $6,052

Cash invested: $19,600 (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: 207
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $279

Break-even live

Break-even rent $639

Max offer price $70,000

Occupancy floor 67%

Sensitivity live

Price	-10% $319	-5% $299	+0% $279	+5% $259	+10% $240
Rent	-10% $201	-5% $240	+0% $279	+5% $318	+10% $358
Rate	-1.0pp $315	-0.5pp $297	base $279	+0.5pp $261	+1.0pp $243

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-17
   status Under Contract 277-char remark

   Show marketing remark (277 chars)

   Completely remodeled 2 bedroom, 1 bath home featuring new flooring, fresh paint, updated bathroom, and new cabinets throughout. Roof is newer and the refrigerator remains with the home. Great opportunity for a starter home or investment property. Home does not have central AC.

2. 2026-05-17
   historical Active Under Contract 277-char remark

   Show marketing remark (277 chars)

   Completely remodeled 2 bedroom, 1 bath home featuring new flooring, fresh paint, updated bathroom, and new cabinets throughout. Roof is newer and the refrigerator remains with the home. Great opportunity for a starter home or investment property. Home does not have central AC.

3. 2026-04-26
   listed $70,000 New 277-char remark

   Show marketing remark (277 chars)

   Completely remodeled 2 bedroom, 1 bath home featuring new flooring, fresh paint, updated bathroom, and new cabinets throughout. Roof is newer and the refrigerator remains with the home. Great opportunity for a starter home or investment property. Home does not have central AC.

4. 2026-04-26
   listed $70,000 Active 277-char remark

   Show marketing remark (277 chars)

   Completely remodeled 2 bedroom, 1 bath home featuring new flooring, fresh paint, updated bathroom, and new cabinets throughout. Roof is newer and the refrigerator remains with the home. Great opportunity for a starter home or investment property. Home does not have central AC.

5. 2020-04-09
   soldstatus $29,000
6. 2020-04-09
   soldstatus $29,000
7. 2019-11-19
   listed $32,500
8. 2019-11-19
   listed $32,500
9. 2019-11-15
   soldstatus $51,500

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$143/yr (+$12/mo · 28.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 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: $11,905
• − Mortgage interest: −$3,921
• − Property taxes: −$501
• − Insurance: −$1,148
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,036
• Taxable income: $2,394
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $2,777/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

+6.8% since first listed

10 events — show timeline

• 2026-05-28 Sold (MLS) $55,000 GAMLS
• 2026-05-28 Sold (MLS) $55,000 MGMLS
• 2026-05-17 Pending — GAMLS
• 2026-05-17 Contingent — MGMLS
• 2026-04-26 Listed $70,000 GAMLS
• 2026-04-26 Listed $70,000 MGMLS
• 2020-04-09 Sold (MLS) $29,000 MGMLS
• 2019-11-19 Listed $32,500 MGMLS
• 2019-11-19 Listed $32,500 CGMLS
• 2019-11-15 Sold (Public Records) $51,500 Public Records

Property tax history

+19.7%/yr

Latest (2025): $501 · -1.3% YoY. Source: county tax records.