2689 S Village Green Ln S · Macon-Bibb County, GA 31206

$100,000

3 bd · 1.5 ba · 900 sqft · SingleFamily public records · 46 Days on market

Built 1970 8,276 sqft lot $111/sqft · 106% above area

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent home for a first time home buyer or for investment. It features three bedrooms and one and a half baths, plus bonus room. Spacious kitchen and laundry. The garage was converted into a bonus room, adding 250 sq ft. The front and back porches were modified. AC is 10 years old and the roof is new, plus new windows, doors, floors and a half bath. .

Key facts

• 8,276 sq ft lot
• Built 1970
• Listed 46 days

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Driveway; Parking pad
• Utilities: Public water; Public sewer; Water service available
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as a residential single-family home
• Exterior features: Front porch; Fenced yard; No additional exterior structures

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Total of 3 rooms (bedrooms and living areas included)
• Flooring: Hardwood flooring throughout
• Bathrooms: 1 full bathroom and 1 half bathroom
• Heating & cooling: Central electric cooling; Electric heat pump heating
• Interior features: Electric range, microwave, and refrigerator included; Hardwood floors; No fireplace
• Laundry & utility: Main-level laundry located in the kitchen; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+5.0%/yr); 209 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).
• At $1,212/mo this rent would consume 48% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $100k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1970 — 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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $61,963
• List price: $100,000
• Delta: 61.39%
• 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
5771 Satterfield Dr	0.17mi	3/1.0	888 (-1%)	5mo	$65,000	$73	84
5909 W Leone Dr	0.27mi	3/1.0	900 (0%)	4mo	$27,500	$31	82
4524 Dorset Dr	0.26mi	3/1.0	864 (-4%)	1mo	$58,000	$67	79
5746 Sterling Pl	0.24mi	3/1.0	864 (-4%)	5mo	$20,000	$23	76
5711 Sterling Pl	0.30mi	3/2.0	864 (-4%)	2mo	$120,000	$139	76
5756 Satterfield Dr	0.20mi	3/1.0	828 (-8%)	3mo	$25,000	$30	73
5770 Satterfield Dr	0.18mi	2/1.0 (-1)	828 (-8%)	5mo	$75,000	$91	67
5756 Edwina Dr	0.22mi	3/1.5	1,000 (+11%)	5mo	$132,000	$132	67
2844 Shamrock Ln	0.24mi	3/1.0	1,000 (+11%)	2mo	$47,000	$47	66
5885 Leone Dr W	0.29mi	3/1.0	1,000 (+11%)	4mo	$35,000	$35	63
2642 Reynolds Dr	0.36mi	3/1.5	986 (+10%)	9mo	$130,000	$132	60
2431 Rosen Ave	0.61mi	3/1.0	810 (-10%)	0mo	$73,000	$90	53

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,279
• Equity at exit: $14,910

10-year hold

• IRR: 14.4%
• Equity multiple: 2.27×
• Total profit: $35,543
• Equity at exit: $8,646

Cash invested: $28,000 (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: 209
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$524
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $266

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $323	-5% $294	+0% $266	+5% $238	+10% $209
Rent	-10% $170	-5% $218	+0% $266	+5% $314	+10% $362
Rate	-1.0pp $316	-0.5pp $291	base $266	+0.5pp $240	+1.0pp $214

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	44d	1	0.07mi
2641 Leone Dr N Macon, GA	3.0	1.0	864	$1,100	$1.27	44d	1	0.13mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	44d	1	0.18mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	44d	1	0.26mi
5711 Sterling Pl Macon, GA	3.0	1.0	864	$1,500	$1.74	22d	1	0.31mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	44d	1	0.32mi
4331 Ashland Dr Macon, GA	3.0	1.0	864	$1,025	$1.19	44d	1	0.40mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	44d	1	0.50mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	14d	1	0.51mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	22d	1	0.62mi
2459 Vivian Dr Macon, GA	3.0	1.0	792	$850	$1.07	14d	1	0.62mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	44d	1	0.63mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	44d	1	0.69mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	22d	1	0.70mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	44d	1	1.16mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	44d	1	1.23mi

Listing history 26 events

1. 2026-06-21
   days on market $100,000 Active 46 DOM
2. 2026-06-19
   days on market $100,000 Active 44 DOM
3. 2026-06-18
   days on market $100,000 Active 43 DOM
4. 2026-06-17
   price $100,000 Active 42 DOM
5. 2026-06-17
   days on market $110,000 Active 42 DOM
6. 2026-06-16
   days on market $110,000 Active 41 DOM
7. 2026-06-15
   days on market $110,000 Active 40 DOM
8. 2026-06-14
   days on market $110,000 Active 38 DOM
9. 2026-06-13
   days on market $110,000 Active 37 DOM
10. 2026-06-10
    days on market $110,000 Active 35 DOM
11. 2026-06-09
    days on market $110,000 Active 34 DOM
12. 2026-06-09
    days on market $110,000 Active 33 DOM
13. 2026-06-07
    days on market $110,000 Active 32 DOM
14. 2026-06-03
    days on market $110,000 Active 28 DOM
15. 2026-06-02
    days on market $110,000 Active 27 DOM
16. 2026-06-01
    days on market $110,000 Active 26 DOM
17. 2026-05-31
    days on market $110,000 Active 25 DOM
18. 2026-05-30
    days on market $110,000 Active 24 DOM
19. 2026-05-06
    listed $125,000 Active 356-char remark
20. 2026-05-01
    historical
21. 2026-03-30
    price $125,000
22. 2026-03-30
    price $125,000
23. 2025-10-31
    listed $130,000 New
24. 2006-02-15
    soldstatus $35,000
25. 2005-10-04
    soldstatus $24,500
26. 2004-07-30
    soldstatus $60,000

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $14,541
• − Mortgage interest: −$5,602
• − Property taxes: −$1,503
• − Insurance: −$500
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,909
• Taxable income: $1,701
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $2,783/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

+66.7% since first listed

10 events — show timeline

• 2026-06-17 Price Changed $100,000 MGMLS
• 2026-05-24 Price Changed $110,000 MGMLS
• 2026-05-06 Listed $125,000 MGMLS
• 2026-05-01 Listing Removed — GAMLS
• 2026-03-30 Price Changed $125,000 GAMLS
• 2026-03-30 Price Changed $125,000 MGMLS
• 2025-10-31 Listed $130,000 GAMLS
• 2006-02-15 Sold (Public Records) $35,000 Public Records
• 2005-10-04 Sold (Public Records) $24,500 Public Records
• 2004-07-30 Sold (Public Records) $60,000 Public Records

Property tax history

+25.0%/yr

Latest (2025): $1,503 · -8.1% YoY. Source: county tax records.