3303 Mary Dr · Macon-Bibb County, GA 31204

$79,000

2 bd · 1.0 ba · 926 sqft · SingleFamily public records · 196 Days on market

Built 1943 0.29 ac lot $85/sqft · 31% above area Est $60k · 31% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +3.7/5.0
• 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

Affordable! Great for homeowner or investment opportunity. Sold As Is. Roofing installed on 06/03/2017. Recently painted interior. Can be purchased together with 1144 Carroll St. as packaged deal!

Key facts

• 0.29 acre lot
• Parking
• Built 1943

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 30% 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 $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 + 4.6% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $79k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (median comp): $60,143
• List price: $79,000
• Delta: 31.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3320 Napier Ave	0.35mi	2/1.0	864 (-7%)	11mo	$70,000	$81	63
3469 Charleston Cir	0.46mi	3/1.0 (+1)	856 (-8%)	2mo	$49,900	$58	59
3555 Plymouth Dr	0.53mi	3/1.0 (+1)	864 (-7%)	2mo	$49,000	$57	58
3591 Napier Ave	0.53mi	3/1.0 (+1)	968 (+4%)	6mo	$78,200	$81	58
1076 Carlisle Ave	0.37mi	3/1.0 (+1)	1,025 (+11%)	4mo	$104,000	$101	56
3491 Bond St W	0.57mi	2/1.0	828 (-11%)	1mo	$14,000	$17	55
3452 Brookdale Ave	0.63mi	2/2.0	980 (+6%)	4mo	$89,000	$91	54
3789 Del Park	0.62mi	3/1.0 (+1)	1,023 (+10%)	4mo	$31,000	$30	45
1211 Radio Dr	0.66mi	3/1.0 (+1)	1,000 (+8%)	12mo	$88,000	$88	41
3584 Log Cabin Dr	0.64mi	3/2.0 (+1)	1,025 (+11%)	6mo	$130,000	$127	38
1247 Carlisle Ave	0.66mi	3/2.0 (+1)	1,050 (+13%)	2mo	$151,000	$144	37
3837 Blossfield Ave	0.72mi	3/1.0 (+1)	1,056 (+14%)	4mo	$42,000	$40	35

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $6,505
• Equity at exit: $11,779

10-year hold

• IRR: 18.0%
• Equity multiple: 2.59×
• Total profit: $35,203
• 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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $974 high
• Mortgage (P&I): −$414
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $278

Break-even live

Break-even rent $621

Max offer price $79,000

Occupancy floor 66%

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	0.07mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.10mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.40mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	0.47mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	43d	1	0.47mi
1020 Radio Dr Macon, GA	2.0	1.0	850	$889	$1.05	43d	1	0.48mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	43d	1	0.58mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	0.70mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.70mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	43d	1	0.75mi
3324 Vineville Ave Unit 57A Macon, GA	1.0	1.0	680	$800	$1.18	21d	1	0.75mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	13d	1	0.75mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	0.75mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	0.76mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	13d	1	0.81mi
140 Prentice Pl Apt E Macon, GA	1.0	1.0	600	$1,400	$2.33	43d	1	0.85mi
140 Prentice Pl Apt F Macon, GA	1.0	1.0	600	$785	$1.31	43d	1	0.85mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.88mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	43d	1	0.88mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	43d	1	0.88mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	43d	1	0.96mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	43d	1	1.00mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	13d	1	1.00mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	1.02mi
4033 N Napier Ave Unit 6 Macon, GA	2.0	1.5	1000	$850	$0.85	43d	1	1.04mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	21d	1	1.11mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.15mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	43d	1	1.19mi
3266 Highpoint Dr Unit 593-B Macon, GA	2.0	1.5	1120	$1,100	$0.98	43d	1	1.20mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	43d	1	1.22mi
3163 High Point Dr Macon, GA	3.0	1.0	1100	$1,125	$1.02	21d	1	1.22mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	1.28mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	1.29mi
4126 Ayers Rd Macon, GA	2.0	1.0	900	$750	$0.83	13d	1	1.30mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	1.34mi
260 Ryals Ave Macon, GA	2.0	1.0	690	$875	$1.27	43d	1	1.36mi
4250 Ayers Rd Macon, GA	2.0	1.0	1008	$1,100	$1.09	13d	1	1.39mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	43d	1	1.43mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	43d	1	1.44mi
4357 Azalea Dr Unit 4357 Macon, GA	2.0	1.0	750	$750	$1.00	43d	1	1.47mi

Listing history 4 events

1. 2026-05-30
   days on market $79,000 Active 196 DOM
2. 2026-03-27
   price $79,000 196-char remark

   Show marketing remark (196 chars)

   Affordable! Great for homeowner or investment opportunity. Sold As Is. Roofing installed on 06/03/2017. Recently painted interior. Can be purchased together with 1144 Carroll St. as packaged deal!

3. 2025-11-15
   listed $99,500 Active 196-char remark

   Show marketing remark (196 chars)

   Affordable! Great for homeowner or investment opportunity. Sold As Is. Roofing installed on 06/03/2017. Recently painted interior. Can be purchased together with 1144 Carroll St. as packaged deal!

4. 1999-01-26
   soldstatus $42,000

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$203/yr (+$17/mo · 38.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $11,683
• − Mortgage interest: −$4,425
• − Property taxes: −$524
• − Insurance: −$395
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,298
• Taxable income: $2,171
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $2,818/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

+88.1% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $79,000 MGMLS
• 2025-11-15 Listed $99,500 MGMLS
• 1999-01-26 Sold (Public Records) $42,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $524 · -1.3% YoY. Source: county tax records.