4030 Lafayette Dr · Macon-Bibb County, GA 31204

$130,000

3 bd · 1.0 ba · 1,513 sqft · SingleFamily public records · 34 Days on market

Built 1954 0.30 ac lot Est $154k · 16% under

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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 +23.8/30.0
• ARV discount +14.6/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant Occupied. DO NOT disturb. Priced to sell fast! Well-kept 3 bed, 1 bath ranch-ideal for first-time buyers or investors. Bright living spaces, efficient layout, and easy-care yard. Move-in ready charm with strong rental potential. Don't miss this opportunity!

Key facts

• 0.3 acre lot
• Garage
• Built 1954

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer; Cable available; Electricity available; Electric service on property
• Home design: Single-family residence (house); One story; Resale property
• Construction: Built in 1954; Vinyl siding; Composition roof; Above-grade finished living area 1513
• Exterior features: Level lot

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Central air conditioning
• Interior features: Other interior features; One level; No basement; No fireplaces
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $154,326
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4050 Lafayette Dr	0.03mi	2/2.0 (-1)	1,505 (-0%)	7mo	$38,500	$26	83
3933 Gadson Dr	0.16mi	4/2.0 (+1)	1,568 (+4%)	15mo	$149,000	$95	64
4034 Metro Way	0.44mi	3/2.0	1,469 (-3%)	10mo	$178,000	$121	62
3860 Atwood Dr	0.37mi	4/2.0 (+1)	1,448 (-4%)	10mo	$189,000	$131	58
3867 Atwood Dr	0.39mi	4/2.0 (+1)	1,350 (-11%)	17mo	$169,000	$125	41
4035 Kurt Dr	0.54mi	3/2.0	1,350 (-11%)	15mo	$163,300	$121	41
4030 Kurt Dr	0.51mi	3/2.0	1,701 (+12%)	14mo	$162,000	$95	40
4710 Massey Rd	0.66mi	3/2.0	1,710 (+13%)	8mo	$174,000	$102	37
4376 Vallie Ct	0.69mi	3/2.0	1,343 (-11%)	12mo	$149,900	$112	35
4610 Massey Rd	0.73mi	4/2.0 (+1)	1,676 (+11%)	18mo	$169,900	$101	24
4610 Massey Rd	0.73mi	4/2.0 (+1)	1,676 (+11%)	18mo	$169,900	$101	24

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,995
• Equity at exit: $19,383

10-year hold

• IRR: 9.1%
• Equity multiple: 1.74×
• Total profit: $26,950
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$682
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $250

Break-even live

Break-even rent $1,003

Max offer price $130,000

Occupancy floor 76%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Crystal Lake Cir Macon, GA	3.0	2.0	1312	$1,063	$0.81	43d	1	0.49mi
4265 Hillary Pl Macon, GA	4.0	2.0	1250	$1,450	$1.16	43d	1	0.90mi
4158 Log Cabin Dr Macon, GA	3.0	1.5	1380	$1,375	$1.00	20d	1	1.05mi
4151 Log Cabin Dr Macon, GA	1.0–2.0	1.0–2.0	836	$1,434	$1.72	43d	1	1.11mi
159 Steven Dr Macon, GA	2.0–4.0	2.0	1185	$1,106	$0.93	43d	1	1.18mi
3713 Greenbriar Rd E Macon, GA	3.0	2.0	1600	$1,250	$0.78	43d	1	1.47mi

Listing history 20 events

1. 2026-06-19
   days on market $130,000 Active 34 DOM
2. 2026-06-18
   days on market $130,000 Active 33 DOM
3. 2026-06-17
   days on market $130,000 Active 32 DOM
4. 2026-06-16
   days on market $130,000 Active 31 DOM
5. 2026-06-15
   days on market $130,000 Active 30 DOM
6. 2026-06-14
   days on market $130,000 Active 28 DOM
7. 2026-06-13
   days on market $130,000 Active 27 DOM
8. 2026-06-10
   days on market $130,000 Active 25 DOM
9. 2026-06-09
   days on market $130,000 Active 24 DOM
10. 2026-06-08
    statusdays on market $130,000 Active 23 DOM
11. 2026-06-07
    pricestatusdays on market $130,000 Price Change 22 DOM
12. 2026-06-03
    days on market $135,000 Active 18 DOM
13. 2026-06-02
    days on market $135,000 Active 17 DOM
14. 2026-06-01
    days on market $135,000 Active 16 DOM
15. 2026-05-31
    days on market $135,000 Active 15 DOM
16. 2026-05-30
    statusdays on market $135,000 Active 14 DOM
17. 2026-05-16
    listed $135,000 Active 264-char remark

    Show marketing remark (264 chars)

    Tenant Occupied. DO NOT disturb. Priced to sell fast! Well-kept 3 bed, 1 bath ranch-ideal for first-time buyers or investors. Bright living spaces, efficient layout, and easy-care yard. Move-in ready charm with strong rental potential. Don't miss this opportunity!

18. 2026-05-16
    listed $135,000 Active 264-char remark

    Show marketing remark (264 chars)

    Tenant Occupied. DO NOT disturb. Priced to sell fast! Well-kept 3 bed, 1 bath ranch-ideal for first-time buyers or investors. Bright living spaces, efficient layout, and easy-care yard. Move-in ready charm with strong rental potential. Don't miss this opportunity!

19. 2026-05-14
    listed $135,000 New
20. 2002-03-21
    soldstatus $55,000

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$519/yr (+$43/mo · 76.6%)

ⓘ 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 2/10 Low
• 🌡 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: $15,838
• − Mortgage interest: −$7,282
• − Property taxes: −$677
• − Insurance: −$650
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$3,782
• Taxable income: $913
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,785/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

+145.5% since first listed

4 events — show timeline

• 2026-05-16 Listed $135,000 CGMLS
• 2026-05-16 Listed $135,000 MGMLS
• 2026-05-14 Listed $135,000 GAMLS
• 2002-03-21 Sold (Public Records) $55,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $677 · -1.3% YoY. Source: county tax records.