3587 Windsor Cir · Macon-Bibb County, GA 31217

$100,000

3 bd · 1.5 ba · 1,350 sqft · SingleFamily public records · 220 Days on market

Built 1970 8,712 sqft lot $74/sqft · 88% above area

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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 +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

DO NOT DISTURB TENANT! CALL AGENT FOR INFORMATION.

Key facts

• 8,712 sq ft lot
• Built 1970
• Listed 219 days

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 $497 ($6k/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: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 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.
• Market conditions: Rents rising fast (+10.8%/yr); 122 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $100k implies a 300% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1970 — 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: 1.42% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.30%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (median comp): $53,251
• List price: $100,000
• Delta: 87.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3434 Cook Cir	0.28mi	3/2.0	1,424 (+6%)	4mo	$23,000	$16	73
3696 Kings Park Cir	0.26mi	3/1.5	1,350 (0%)	21mo	$75,000	$56	71
3451 Finneydale Dr	0.51mi	3/2.0	1,325 (-2%)	3mo	$20,000	$15	69
3296 Masseyville Rd	0.16mi	4/2.0 (+1)	1,470 (+9%)	3mo	$100,000	$68	68
3410 Lancing Ct	0.17mi	3/1.5	1,210 (-10%)	11mo	$133,000	$110	66
3704 Greenway Pl	0.41mi	3/2.0	1,208 (-10%)	4mo	$64,900	$54	58
3634 Jessica Dr	0.49mi	3/2.0	1,242 (-8%)	10mo	$139,900	$113	54

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: 33.4%
• Equity multiple: 3.08×
• Total profit: $58,317
• Equity at exit: $52,536

10-year hold

• IRR: 34.9%
• Equity multiple: 7.03×
• Total profit: $168,922
• Equity at exit: $87,425

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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $497

Break-even live

Break-even rent $793

Max offer price $100,000

Occupancy floor 60%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3938 Kings Park Cir Macon, GA	4.0	1.5	1200	$1,400	$1.17	13d	1	0.03mi
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	13d	1	0.16mi
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	13d	1	1.37mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	44d	1	1.42mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	21d	1	1.43mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	13d	1	1.43mi

Listing history 30 events

1. 2026-06-19
   days on market $100,000 Active 220 DOM
2. 2026-06-18
   days on market $100,000 Active 219 DOM
3. 2026-06-17
   days on market $100,000 Active 218 DOM
4. 2026-06-16
   days on market $100,000 Active 217 DOM
5. 2026-06-15
   days on market $100,000 Active 216 DOM
6. 2026-06-14
   days on market $100,000 Active 214 DOM
7. 2026-06-13
   days on market $100,000 Active 213 DOM
8. 2026-06-10
   days on market $100,000 Active 211 DOM
9. 2026-06-09
   days on market $100,000 Active 210 DOM
10. 2026-06-09
    days on market $100,000 Active 209 DOM
11. 2026-06-07
    days on market $100,000 Active 208 DOM
12. 2026-06-03
    days on market $100,000 Active 204 DOM
13. 2026-06-02
    days on market $100,000 Active 203 DOM
14. 2026-06-01
    days on market $100,000 Active 202 DOM
15. 2026-05-31
    days on market $100,000 Active 201 DOM
16. 2026-05-30
    days on market $100,000 Active 200 DOM
17. 2026-02-12
    price $100,000 50-char remark

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18. 2026-02-12
    price $100,000 50-char remark

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19. 2026-02-12
    price $100,000

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20. 2025-10-18
    listed $135,000 New

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21. 2025-10-18
    listed $135,000 Active 50-char remark

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22. 2025-09-29
    listed $135,000 Active 50-char remark

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23. 2020-07-28
    soldstatus $25,000
24. 2020-06-23
    listed $39,900
25. 2006-11-29
    soldstatus $34,000
26. 2006-08-21
    soldstatus $17,000
27. 2006-01-03
    soldstatus $36,000
28. 2003-09-10
    soldstatus $60,900
29. 2001-02-05
    soldstatus $60,000
30. 1999-02-16
    soldstatus $28,000

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$199/yr (+$17/mo · 27.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $17,061
• − Mortgage interest: −$5,602
• − Property taxes: −$721
• − Insurance: −$500
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,909
• Taxable income: $4,600
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $4,861/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

+257.1% since first listed

14 events — show timeline

• 2026-02-12 Price Changed $100,000 CGMLS
• 2026-02-12 Price Changed $100,000 MGMLS
• 2026-02-12 Price Changed $100,000 GAMLS
• 2025-10-18 Listed $135,000 CGMLS
• 2025-10-18 Listed $135,000 GAMLS
• 2025-09-29 Listed $135,000 MGMLS
• 2020-07-28 Sold (MLS) $25,000 MGMLS
• 2020-06-23 Listed $39,900 MGMLS
• 2006-11-29 Sold (Public Records) $34,000 Public Records
• 2006-08-21 Sold (Public Records) $17,000 Public Records
• 2006-01-03 Sold (Public Records) $36,000 Public Records
• 2003-09-10 Sold (Public Records) $60,900 Public Records
• 2001-02-05 Sold (Public Records) $60,000 Public Records
• 1999-02-16 Sold (Public Records) $28,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $721 · -1.3% YoY. Source: county tax records.