3917 Jeffersonville Rd · Macon-Bibb County, GA 31217

$93,000

4 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 160 Days on market

Built 1956 5.20 ac lot $80/sqft · 9% above area Est $85k · 10% over ↓ 47% since listing

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Why this score? — see what drove the B 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 +9.8/10.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• ARV discount +3.2/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to 3917 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3909 Jeffersonville Rd, and both can be purchased together for a total of 6.2 acres at $150,000. Whether you're planning to build, develop, or simply hold for future use, this property offers flexibility. Don't miss this rare opportunity to own a prime piece of land in a convenient Macon location.

Key facts

• Excellent visibility
• Prime piece of land
• Spacious lot

Tags

• SPACIOUS LOT
• EXCELLENT VISIBILITY
• PRIME PIECE OF LAND
• CONVENIENT MACON LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 5.5% 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 B — 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: Bernd Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 415 students, 100% FRL); Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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 (+10.8%/yr); 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($643 loan paydown + $4k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1956 — 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: 1.48% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.31%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

• ARV (median comp): $84,898
• List price: $93,000
• Delta: 9.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4045 Jeffersonville Rd	0.23mi	3/1.0 (-1)	1,176 (+1%)	1mo	$50,000	$43	82
4014 Jeffersonville Rd	0.18mi	3/2.0 (-1)	1,280 (+10%)	2mo	$120,000	$94	65
3704 Greenway Pl	0.40mi	3/2.0 (-1)	1,208 (+4%)	4mo	$64,900	$54	63
3634 Jessica Dr	0.40mi	3/2.0 (-1)	1,242 (+7%)	10mo	$139,900	$113	53
3410 Lancing Ct	0.61mi	3/1.5 (-1)	1,210 (+4%)	11mo	$133,000	$110	49
3425 Majestic Ct	0.73mi	3/1.0 (-1)	1,056 (-9%)	3mo	$42,500	$40	43
3362 Kings Park	0.52mi	3/1.0 (-1)	1,050 (-10%)	17mo	$27,000	$26	41
3388 Majestic Ln	0.70mi	3/1.5 (-1)	1,056 (-9%)	8mo	$60,000	$57	38
3499 Majestic Ct	0.68mi	3/1.0 (-1)	1,040 (-11%)	12mo	$22,000	$21	35
3497 Lancing Ct	0.66mi	3/1.0 (-1)	1,000 (-14%)	11mo	$23,000	$23	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.20×
• Total profit: $57,297
• Equity at exit: $48,859

10-year hold

• IRR: 36.7%
• Equity multiple: 7.32×
• Total profit: $164,635
• Equity at exit: $81,305

Cash invested: $26,040 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 124
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $506

Break-even live

Break-even rent $736

Max offer price $93,000

Occupancy floor 58%

Sensitivity live

Price	-10% $559	-5% $532	+0% $506	+5% $480	+10% $453
Rent	-10% $397	-5% $452	+0% $506	+5% $560	+10% $615
Rate	-1.0pp $553	-0.5pp $530	base $506	+0.5pp $482	+1.0pp $457

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3722 Piedmont Dr Macon, GA	3.0	1.0	780	$895	$1.15	15d	1	0.57mi
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	15d	1	0.62mi
3938 Kings Park Cir Macon, GA	4.0	1.5	1200	$1,400	$1.17	15d	1	0.74mi

Listing history 34 events

1. 2026-06-21
   days on market $93,000 Active 160 DOM
2. 2026-06-19
   days on market $93,000 Active 158 DOM
3. 2026-06-18
   days on market $93,000 Active 157 DOM
4. 2026-06-17
   days on market $93,000 Active 156 DOM
5. 2026-06-16
   days on market $93,000 Active 155 DOM
6. 2026-06-15
   days on market $93,000 Active 154 DOM
7. 2026-06-14
   days on market $93,000 Active 152 DOM
8. 2026-06-13
   days on market $93,000 Active 151 DOM
9. 2026-06-10
   days on market $93,000 Active 149 DOM
10. 2026-06-09
    days on market $93,000 Active 148 DOM
11. 2026-06-09
    days on market $93,000 Active 147 DOM
12. 2026-06-07
    days on market $93,000 Active 146 DOM
13. 2026-06-03
    days on market $93,000 Active 142 DOM
14. 2026-06-02
    days on market $93,000 Active 141 DOM
15. 2026-06-01
    days on market $93,000 Active 140 DOM
16. 2026-05-31
    days on market $93,000 Active 139 DOM
17. 2026-05-30
    days on market $93,000 Active 138 DOM
18. 2026-03-03
    status Back On Market 476-char remark

    Show marketing remark (476 chars)

    Welcome to 3917 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3909 Jeffersonville Rd, and both can be purchased together for a total of 6.2 acres at $150,000. Whether you're planning to build, develop, or simply hold for future use, this property offers flexibility. Don't miss this rare opportunity to own a prime piece of land in a convenient Macon location.

19. 2026-03-03
    status Active 476-char remark

    Show marketing remark (476 chars)

    Welcome to 3917 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3909 Jeffersonville Rd, and both can be purchased together for a total of 6.2 acres at $150,000. Whether you're planning to build, develop, or simply hold for future use, this property offers flexibility. Don't miss this rare opportunity to own a prime piece of land in a convenient Macon location.

20. 2026-03-03
    status Pending 476-char remark

    Show marketing remark (476 chars)

    Welcome to 3917 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3909 Jeffersonville Rd, and both can be purchased together for a total of 6.2 acres at $150,000. Whether you're planning to build, develop, or simply hold for future use, this property offers flexibility. Don't miss this rare opportunity to own a prime piece of land in a convenient Macon location.

21. 2026-02-16
    historical Active Under Contract 476-char remark

    Show marketing remark (476 chars)

    Welcome to 3917 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3909 Jeffersonville Rd, and both can be purchased together for a total of 6.2 acres at $150,000. Whether you're planning to build, develop, or simply hold for future use, this property offers flexibility. Don't miss this rare opportunity to own a prime piece of land in a convenient Macon location.

22. 2026-01-13
    listed $93,000 Active
23. 2026-01-12
    listed $93,000 Active 476-char remark

    Show marketing remark (476 chars)

    Welcome to 3917 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3909 Jeffersonville Rd, and both can be purchased together for a total of 6.2 acres at $150,000. Whether you're planning to build, develop, or simply hold for future use, this property offers flexibility. Don't miss this rare opportunity to own a prime piece of land in a convenient Macon location.

24. 2026-01-11
    listed $93,000 New 476-char remark

    Show marketing remark (476 chars)

    Welcome to 3917 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3909 Jeffersonville Rd, and both can be purchased together for a total of 6.2 acres at $150,000. Whether you're planning to build, develop, or simply hold for future use, this property offers flexibility. Don't miss this rare opportunity to own a prime piece of land in a convenient Macon location.

25. 2025-12-30
    historical
26. 2025-08-04
    listed $93,000 New
27. 2024-07-25
    historical
28. 2024-05-31
    price $149,000
29. 2024-05-31
    price $149,000
30. 2024-04-23
    listed $159,000 New
31. 2024-03-16
    historical
32. 2024-02-23
    price $160,000
33. 2024-02-23
    price $160,000
34. 2024-01-17
    listed $175,000 New

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $856 · $71/mo
• Expected delta: +$199/yr (+$17/mo · 30.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,512
• − Mortgage interest: −$5,209
• − Property taxes: −$656
• − Insurance: −$465
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,705
• Taxable income: $4,834
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $4,910/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

-46.9% since first listed

17 events — show timeline

• 2026-03-03 Relisted — GAMLS
• 2026-03-03 Relisted — CGMLS
• 2026-03-03 Pending — CGMLS
• 2026-02-16 Contingent — GAMLS
• 2026-01-13 Listed $93,000 MGMLS
• 2026-01-12 Listed $93,000 CGMLS
• 2026-01-11 Listed $93,000 GAMLS
• 2025-12-30 Listing Removed — GAMLS
• 2025-08-04 Listed $93,000 GAMLS
• 2024-07-25 Listing Removed — GAMLS
• 2024-05-31 Price Changed $149,000 MGMLS
• 2024-05-31 Price Changed $149,000 GAMLS
• 2024-04-23 Listed $159,000 GAMLS
• 2024-03-16 Listing Removed — GAMLS
• 2024-02-23 Price Changed $160,000 GAMLS
• 2024-02-23 Price Changed $160,000 MGMLS
• 2024-01-17 Listed $175,000 GAMLS

Property tax history

+5.0%/yr

Latest (2025): $656 · -1.3% YoY. Source: county tax records.