3909 Jeffersonville Rd · Macon-Bibb County, GA 31217

$57,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 158 Days on market

Built 1955 1.05 ac lot $70/sqft · 22% above area Est $47k · 22% over

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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
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 3909 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3917 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 in a growing area. 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
• GROWING AREA
• PRIME PIECE OF LAND
• CONVENIENT MACON LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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; 3 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).

Forward outlook

• In year one you build about $3k of equity ($394 loan paydown + $2k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 6 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1955 — 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: 1.83% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.88%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

• ARV (median comp): $46,672
• List price: $57,000
• Delta: 22.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.4%
• Equity multiple: 3.93×
• Total profit: $46,830
• Equity at exit: $29,946

10-year hold

• IRR: 48.1%
• Equity multiple: 9.12×
• Total profit: $129,661
• Equity at exit: $49,832

Cash invested: $15,960 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $477

Break-even live

Break-even rent $441

Max offer price $57,000

Occupancy floor 49%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3716 Piedmont Dr Macon, GA	2.0	1.0	640	$850	$1.33	13d	1	0.57mi
3722 Piedmont Dr Macon, GA	3.0	1.0	780	$895	$1.15	13d	1	0.57mi
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	13d	1	0.62mi

Listing history 25 events

1. 2026-06-19
   days on market $57,000 Active 158 DOM
2. 2026-06-18
   days on market $57,000 Active 157 DOM
3. 2026-06-17
   days on market $57,000 Active 156 DOM
4. 2026-06-16
   days on market $57,000 Active 155 DOM
5. 2026-06-15
   days on market $57,000 Active 154 DOM
6. 2026-06-14
   days on market $57,000 Active 152 DOM
7. 2026-06-13
   days on market $57,000 Active 151 DOM
8. 2026-06-10
   days on market $57,000 Active 149 DOM
9. 2026-06-09
   days on market $57,000 Active 148 DOM
10. 2026-06-09
    days on market $57,000 Active 147 DOM
11. 2026-06-07
    days on market $57,000 Active 146 DOM
12. 2026-06-03
    days on market $57,000 Active 142 DOM
13. 2026-06-02
    days on market $57,000 Active 141 DOM
14. 2026-06-01
    days on market $57,000 Active 140 DOM
15. 2026-05-31
    days on market $57,000 Active 139 DOM
16. 2026-05-30
    days on market $57,000 Active 138 DOM
17. 2026-03-03
    status Back On Market 494-char remark

    Show marketing remark (500 chars)

    Welcome to 3909 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3917 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 in a growing area. Don’t miss this rare opportunity to own a prime piece of land in a convenient Macon location.

18. 2026-03-03
    status Active 500-char remark

    Show marketing remark (500 chars)

    Welcome to 3909 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3917 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 in a growing area. Don’t miss this rare opportunity to own a prime piece of land in a convenient Macon location.

19. 2026-03-03
    status Pending 500-char remark

    Show marketing remark (500 chars)

    Welcome to 3909 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3917 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 in a growing area. Don’t miss this rare opportunity to own a prime piece of land in a convenient Macon location.

20. 2026-02-16
    historical Active Under Contract 494-char remark

    Show marketing remark (494 chars)

    Welcome to 3909 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3917 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 in a growing area. Don't miss this rare opportunity to own a prime piece of land in a convenient Macon location.

21. 2026-01-13
    listed $57,000 Active
22. 2026-01-12
    listed $57,000 Active 500-char remark

    Show marketing remark (500 chars)

    Welcome to 3909 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3917 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 in a growing area. Don’t miss this rare opportunity to own a prime piece of land in a convenient Macon location.

23. 2026-01-11
    listed $57,000 New 494-char remark

    Show marketing remark (494 chars)

    Welcome to 3909 Jeffersonville Rd, a spacious lot located directly beside the Bibb County Fire Station with excellent visibility and access. This property shares a driveway with 3917 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 in a growing area. Don't miss this rare opportunity to own a prime piece of land in a convenient Macon location.

24. 2025-12-31
    historical
25. 2025-08-04
    listed $57,000 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: $309 · $26/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$215/yr (+$18/mo · 69.7%)

ⓘ 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 71% 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: $12,541
• − Mortgage interest: −$3,193
• − Property taxes: −$309
• − Insurance: −$285
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,658
• Taxable income: $5,090
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $4,505/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

+0.0% since first listed

9 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 $57,000 MGMLS
• 2026-01-12 Listed $57,000 CGMLS
• 2026-01-11 Listed $57,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-08-04 Listed $57,000 GAMLS

Property tax history

+9.8%/yr

Latest (2025): $309 · -1.3% YoY. Source: county tax records.