1552 Woodliff St · Macon-Bibb County, GA 31201

$50,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 102 Days on market

Built 1994 6,534 sqft lot $56/sqft · 60% above area ↓ 9% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market and Priced to Sell. Don't miss the chance to take advantage of this affordable HOME!

Key facts

• 6,534 sq ft lot
• Built 1994
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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 (+3.1%/yr); 75 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1,187/mo this rent would consume 48% of the median local household income ($29k/yr) (locally 1124% 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 $346 of loan paydown is wiped out by about $2k 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 + 3.1% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 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: property tax is 4.1% of price; flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 65% 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 $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.37% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.53%
• DSCR: 2.85
• GRM: 3.5

CMA / ARV

• ARV (median comp): $31,232
• List price: $50,000
• Delta: 60.09%
• 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
349 Madison St	0.27mi	2/1.0 (-1)	896 (0%)	2mo	$26,000	$29	80
1438 2nd Ave	0.21mi	2/1.0 (-1)	894 (-0%)	13mo	$15,000	$17	74
1317 Woodliff St	0.18mi	2/1.0 (-1)	824 (-8%)	1mo	$6,000	$7	72
1554 Walnut St	0.04mi	2/1.0 (-1)	1,008 (+12%)	1mo	$35,000	$35	71
195 Forest Ave	0.47mi	2/2.0 (-1)	872 (-3%)	7mo	$17,000	$19	58
191 Madison St	0.19mi	2/1.0 (-1)	1,024 (+14%)	10mo	$30,000	$29	54
827 Tattnall St	0.68mi	2/2.0 (-1)	918 (+2%)	2mo	$145,000	$158	54
293 Moughon St	0.33mi	3/1.0	1,015 (+13%)	20mo	$62,700	$62	46
295 Moughon St	0.32mi	3/1.0	1,015 (+13%)	20mo	$62,700	$62	46
1930 Mallory Dr	0.48mi	3/1.0	1,029 (+15%)	15mo	$72,900	$71	40
2169 Neal Ave	0.68mi	2/1.0 (-1)	1,029 (+15%)	11mo	$55,000	$53	29
366 Gaillard St	0.73mi	2/2.0 (-1)	1,025 (+14%)	9mo	$38,000	$37	26

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.34×
• Total profit: $18,778
• Equity at exit: $7,455

10-year hold

• IRR: 39.1%
• Equity multiple: 4.69×
• Total profit: $51,683
• Equity at exit: $4,323

Cash invested: $14,000 (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 31201

• Rents YoY: 3.1%
• Active inventory: 75
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$262
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $418

Break-even live

Break-even rent $658

Max offer price $50,000

Occupancy floor 60%

Sensitivity live

Price	-10% $446	-5% $432	+0% $418	+5% $404	+10% $390
Rent	-10% $324	-5% $371	+0% $418	+5% $465	+10% $512
Rate	-1.0pp $443	-0.5pp $431	base $418	+0.5pp $405	+1.0pp $392

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	22d	1	0.11mi
1408 2nd Ave Macon, GA	2.0	1.5	600	$1,095	$1.82	44d	1	0.20mi
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	14d	1	0.30mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	14d	4	0.33mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	22d	1	0.41mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	22d	5	0.46mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	14d	1	0.50mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	44d	1	0.50mi
941 Hill Park Unit 2 Macon, GA	2.0	1.0	800	$850	$1.06	22d	1	0.60mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	44d	1	0.60mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	14d	1	0.60mi
955 Walnut St Unit B Macon, GA	2.0	1.0	840	$1,075	$1.28	44d	1	0.61mi
864 Tattnall St Macon, GA	2.0	1.0	640	$800	$1.25	44d	1	0.70mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	14d	1	0.82mi
260 Ryals Ave Macon, GA	2.0	1.0	690	$875	$1.27	44d	1	0.84mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	44d	1	0.88mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	44d	1	0.93mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	44d	1	0.93mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	44d	1	0.94mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	44d	1	0.94mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	44d	1	0.96mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	44d	1	0.97mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	44d	1	0.98mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	22d	1	1.01mi
2375 Parker Ave Unit 3 Macon, GA	2.0	1.0	850	$1,200	$1.41	44d	1	1.04mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	14d	8	1.15mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	22d	4	1.15mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	14d	25	1.15mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	44d	1	1.16mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	44d	1	1.30mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	44d	1	1.33mi
2585 Napier Ave Unit B Macon, GA	2.0	2.0	644	$850	$1.32	22d	1	1.35mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	14d	1	1.38mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	44d	1	1.41mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	44d	1	1.44mi
1086 Clinton Rd Macon, GA	2.0	1.0	600	$800	$1.33	22d	1	1.44mi

Listing history 25 events

1. 2026-06-19
   days on market $50,000 Active 102 DOM
2. 2026-06-18
   days on market $50,000 Active 101 DOM
3. 2026-06-17
   days on market $50,000 Active 100 DOM
4. 2026-06-16
   days on market $50,000 Active 99 DOM
5. 2026-06-15
   days on market $50,000 Active 98 DOM
6. 2026-06-14
   days on market $50,000 Active 96 DOM
7. 2026-06-13
   days on market $50,000 Active 95 DOM
8. 2026-06-10
   days on market $50,000 Active 93 DOM
9. 2026-06-09
   days on market $50,000 Active 92 DOM
10. 2026-06-09
    days on market $50,000 Active 91 DOM
11. 2026-06-07
    days on market $50,000 Active 90 DOM
12. 2026-06-03
    days on market $50,000 Active 86 DOM
13. 2026-06-02
    days on market $50,000 Active 85 DOM
14. 2026-06-01
    days on market $50,000 Active 84 DOM
15. 2026-05-31
    days on market $50,000 Active 83 DOM
16. 2026-05-30
    days on market $50,000 Active 82 DOM
17. 2026-03-09
    listed $50,000 New 105-char remark

    Show marketing remark (105 chars)

    Back on the market and Priced to Sell. Don't miss the chance to take advantage of this affordable HOME!

18. 2025-07-31
    historical
19. 2025-07-31
    historical
20. 2025-04-02
    listed $50,000 Active
21. 2025-04-02
    listed $50,000 New
22. 2024-05-31
    historical
23. 2024-05-31
    historical
24. 2024-04-18
    listed $55,000 Active
25. 2024-04-17
    listed $55,000 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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $14,246
• − Mortgage interest: −$2,801
• − Property taxes: −$2,044
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$1,455
• Taxable income: $4,620
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $3,907/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): 7,891
• Household income: $29,420
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 1124.0

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 0.55)
• Race & ethnicity: Black 59% White 31% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -142.32%
• Current HPI: 100.04
• Rent YoY: ▲ 3.11%
• 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

-9.1% since first listed

9 events — show timeline

• 2026-03-09 Listed $50,000 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-04-02 Listed $50,000 GAMLS
• 2025-04-02 Listed $50,000 FMLS
• 2024-05-31 Listing Removed — FMLS
• 2024-05-31 Listing Removed — GAMLS
• 2024-04-18 Listed $55,000 FMLS
• 2024-04-17 Listed $55,000 GAMLS

Property tax history

+23.6%/yr

Latest (2025): $2,044 · -2.8% YoY. Source: county tax records.