6045 Skipperton Rd · Macon-Bibb County, GA 31216

$189,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 49 Days on market

Built 1957 1.65 ac lot $121/sqft · 17% below area Est $229k · 17% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated, this home has fresh paint, new flooring, and the electrical has been brought to code. This cute home has two living areas, a dining room, and a spacious kitchen with lots of cabinets. Three bedrooms and 2 full baths. Fenced back yard with storage building. Very large lot of 1.65 acres.

Key facts

• Fenced back yard
• Storage building
• Large lot

Tags

• FENCED BACK YARD
• STORAGE BUILDING
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $168k (10.9% below list).
• Recommended offer: $168k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 soft (-2.3%/yr); 195 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($183k) 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $168,461 (10.9% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 0.89% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (median comp): $228,583
• List price: $189,000
• Delta: -17.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Windsor Ct	0.22mi	3/2.0	1,594 (+2%)	2mo	$242,500	$152	85
208 Pendleton Ct	0.28mi	3/2.0	1,588 (+2%)	6mo	$239,900	$151	79
104 Tyler Ct	0.37mi	3/2.0	1,617 (+4%)	3mo	$243,000	$150	74
210 Forest Pine Dr	0.40mi	3/2.0	1,643 (+5%)	10mo	$239,900	$146	64
148 Timber Ridge Dr	0.40mi	3/2.0	1,738 (+11%)	0mo	$246,000	$142	62
4285 Holly Hill Drive Dr	0.32mi	3/2.0	1,365 (-12%)	6mo	$225,000	$165	59
1062 Alma Dr	0.69mi	3/2.0	1,619 (+4%)	5mo	$247,000	$153	57
1062 Alma Dr	0.69mi	3/2.0	1,619 (+4%)	5mo	$247,000	$153	57
181 Timber Ridge Dr	0.65mi	3/2.0	1,746 (+12%)	2mo	$268,000	$153	48
3770 Hartley Bridge Rd	0.65mi	3/2.0	1,753 (+12%)	7mo	$195,000	$111	44
1066 Alma Dr	0.67mi	3/2.0	1,775 (+14%)	4mo	$270,000	$152	43
5665 School Rd	0.65mi	3/2.0	1,792 (+15%)	16mo	$240,000	$134	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-25,288
• Equity at exit: $28,181

10-year hold

• IRR: -9.9%
• Equity multiple: 0.47×
• Total profit: $-28,032
• Equity at exit: $16,341

Cash invested: $52,920 (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 31216

• Rents YoY: -2.3%
• Active inventory: 195
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$991
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $162

Break-even live

Break-even rent $1,479

Max offer price $189,000

Occupancy floor 85%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3821 Bobby Ct Macon, GA	3.0	2.0	1760	$1,850	$1.05	44d	1	0.55mi
6422 Gibson Rd Macon, GA	3.0	2.0	1450	$1,495	$1.03	44d	1	0.71mi
6422 Gibson Rd Macon, GA	3.0	2.0	1450	$1,495	$1.03	21d	1	0.71mi
3478 Bridgewood Dr Macon, GA	3.0	2.5	1915	$2,095	$1.09	44d	1	1.10mi
222 Cody Dr Macon, GA	4.0	3.0	1600	$1,750	$1.09	44d	1	1.28mi

Listing history 22 events

1. 2026-06-19
   days on market $189,000 Active 49 DOM
2. 2026-06-18
   statusdays on market $189,000 Active 48 DOM
3. 2026-06-17
   days on market $189,000 Price Change 47 DOM
4. 2026-06-16
   days on market $189,000 Price Change 46 DOM
5. 2026-06-15
   pricestatus $189,000 Price Change 45 DOM
6. 2026-06-15
   days on market $195,000 Active 45 DOM
7. 2026-06-14
   days on market $195,000 Active 43 DOM
8. 2026-06-13
   days on market $195,000 Active 42 DOM
9. 2026-06-10
   days on market $195,000 Active 40 DOM
10. 2026-06-09
    days on market $195,000 Active 39 DOM
11. 2026-06-09
    days on market $195,000 Active 38 DOM
12. 2026-06-07
    days on market $195,000 Active 37 DOM
13. 2026-06-03
    days on market $195,000 Active 33 DOM
14. 2026-06-02
    days on market $195,000 Active 32 DOM
15. 2026-06-01
    days on market $195,000 Active 31 DOM
16. 2026-05-31
    days on market $195,000 Active 30 DOM
17. 2026-05-30
    days on market $195,000 Active 29 DOM
18. 2026-05-12
    status Back On Market 306-char remark

    Show marketing remark (306 chars)

    Recently updated, this home has fresh paint, new flooring, and the electrical has been brought to code. This cute home has two living areas, a dining room, and a spacious kitchen with lots of cabinets. Three bedrooms and 2 full baths. Fenced back yard with storage building. Very large lot of 1.65 acres.

19. 2026-05-02
    status Under Contract 306-char remark

    Show marketing remark (306 chars)

    Recently updated, this home has fresh paint, new flooring, and the electrical has been brought to code. This cute home has two living areas, a dining room, and a spacious kitchen with lots of cabinets. Three bedrooms and 2 full baths. Fenced back yard with storage building. Very large lot of 1.65 acres.

20. 2026-04-21
    listed $195,000 New 306-char remark

    Show marketing remark (304 chars)

    Recently updated, this home has fresh paint, new flooring, and the electrical has been brought to code. This cute home has two living areas, a dining room, and a spacious kitchen with lots of cabinets. Three bedrooms and 2 full baths. Fenced back yard with storage building. Very large lot of 1.65 acres.

21. 2026-04-21
    listed $195,000 Active 304-char remark

    Show marketing remark (304 chars)

    Recently updated, this home has fresh paint, new flooring, and the electrical has been brought to code. This cute home has two living areas, a dining room, and a spacious kitchen with lots of cabinets. Three bedrooms and 2 full baths. Fenced back yard with storage building. Very large lot of 1.65 acres.

22. 2008-05-16
    soldstatus $1,250,000

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$554/yr (+$46/mo · 46.8%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,215
• − Mortgage interest: −$10,587
• − Property taxes: −$1,184
• − Insurance: −$945
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$5,498
• Taxable loss: −$1,234
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $2,243/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): 16,328
• Household income: $72,452
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 161.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Korean 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: ▼ -135.37%
• Current HPI: 211.3565
• Rent YoY: ▼ -2.31%
• 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

-84.4% since first listed

5 events — show timeline

• 2026-05-12 Relisted — GAMLS
• 2026-05-02 Pending — GAMLS
• 2026-04-21 Listed $195,000 CGMLS
• 2026-04-21 Listed $195,000 GAMLS
• 2008-05-16 Sold (Public Records) $1,250,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,184 · -4.3% YoY. Source: county tax records.