2791 Crestline Dr · Macon-Bibb County, GA 31204

$219,000

5 bd · 2.0 ba · 2,513 sqft · SingleFamily public records · 115 Days on market

Built 1962 0.64 ac lot $87/sqft · 14% below area Est $254k · 14% 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 +18.4/30.0
• ARV discount +13.8/15.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional value in a quiet, desirable neighborhood! Recently updated and livable, this home provides opportunity for personalization and future equity. Conveniently located near retail, dining, and interstate access. The gently sloping yard offers space for creative landscaping or outdoor enhancements. Sold as-is; ideal for first-time homebuyers and investors alike.

Key facts

• Gently sloping yard
• Recently updated
• Quiet neighborhood

Tags

• QUIET NEIGHBORHOOD
• RECENTLY UPDATED
• CONVENIENTLY LOCATED
• GENTLY SLOPING YARD
• SPACE FOR LANDSCAPING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $204 ($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 $206k (5.9% below list).
• Recommended offer: $199k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 rising fast (+4.6%/yr); 255 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• At $2,061/mo this rent would consume 64% of the median local household income ($39k/yr) (locally 2674% 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 $2k of loan paydown is wiped out by about $7k 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 115 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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

• 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 $199,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.94% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $254,340
• List price: $219,000
• Delta: -13.89%
• 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
2033 Maggie Dr	0.28mi	4/3.5 (-1)	2,509 (-0%)	11mo	$312,500	$125	66
759 Mosby Ct	0.40mi	4/3.0 (-1)	2,640 (+5%)	6mo	$209,000	$79	59
759 Mosby Ct	0.40mi	4/3.0 (-1)	2,640 (+5%)	6mo	$209,000	$79	59
2969 Victoria Cir	0.36mi	4/3.0 (-1)	2,264 (-10%)	2mo	$260,000	$115	56
620 Rosa Taylor Dr	0.47mi	4/2.5 (-1)	2,678 (+7%)	6mo	$320,000	$119	55
2988 Crestline Dr	0.42mi	5/3.0	2,819 (+12%)	5mo	$247,000	$88	52
3096 Stuart Dr	0.49mi	4/2.5 (-1)	2,307 (-8%)	7mo	$242,000	$105	50
639 Rosa Taylor Dr	0.42mi	4/2.5 (-1)	2,327 (-7%)	14mo	$265,000	$114	49
789 Pinewood Dr	0.70mi	5/4.0	2,630 (+5%)	7mo	$260,000	$99	46
661 Wimbish Rd	0.71mi	4/3.0 (-1)	2,473 (-2%)	15mo	$180,000	$73	43
2981 King Alfred Dr	0.49mi	4/3.0 (-1)	2,193 (-13%)	11mo	$230,000	$105	38
784 Malvern Hill Dr	0.41mi	4/4.5 (-1)	2,715 (+8%)	20mo	$250,000	$92	36

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-19,126
• Equity at exit: $32,654

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $14,366
• Equity at exit: $18,935

Cash invested: $61,320 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,061 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $204

Break-even live

Break-even rent $1,803

Max offer price $219,000

Occupancy floor 85%

Sensitivity live

Price	-10% $328	-5% $266	+0% $204	+5% $142	+10% $80
Rent	-10% $41	-5% $123	+0% $204	+5% $285	+10% $367
Rate	-1.0pp $314	-0.5pp $260	base $204	+0.5pp $147	+1.0pp $90

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
853 Captain Kell Dr Macon, GA	4.0	2.5	2548	$1,850	$0.73	44d	1	0.18mi
803 Captain Kell Dr Macon, GA	4.0	2.5	2400	$2,500	$1.04	44d	1	0.24mi

Listing history 29 events

1. 2026-06-19
   days on market $219,000 Active 115 DOM
2. 2026-06-18
   days on market $219,000 Active 114 DOM
3. 2026-06-17
   days on market $219,000 Active 113 DOM
4. 2026-06-16
   days on market $219,000 Active 112 DOM
5. 2026-06-15
   days on market $219,000 Active 111 DOM
6. 2026-06-14
   days on market $219,000 Active 109 DOM
7. 2026-06-13
   days on market $219,000 Active 108 DOM
8. 2026-06-10
   days on market $219,000 Active 106 DOM
9. 2026-06-09
   days on market $219,000 Active 105 DOM
10. 2026-06-09
    days on market $219,000 Active 104 DOM
11. 2026-06-07
    days on market $219,000 Active 103 DOM
12. 2026-06-03
    days on market $219,000 Active 99 DOM
13. 2026-06-02
    days on market $219,000 Active 98 DOM
14. 2026-06-01
    days on market $219,000 Active 97 DOM
15. 2026-05-31
    days on market $219,000 Active 96 DOM
16. 2026-05-30
    days on market $219,000 Active 95 DOM
17. 2026-02-24
    listed $219,000 New 370-char remark

    Show marketing remark (370 chars)

    Exceptional value in a quiet, desirable neighborhood! Recently updated and livable, this home provides opportunity for personalization and future equity. Conveniently located near retail, dining, and interstate access. The gently sloping yard offers space for creative landscaping or outdoor enhancements. Sold as-is; ideal for first-time homebuyers and investors alike.

18. 2026-02-24
    listed $219,000 Active 370-char remark

    Show marketing remark (370 chars)

    Exceptional value in a quiet, desirable neighborhood! Recently updated and livable, this home provides opportunity for personalization and future equity. Conveniently located near retail, dining, and interstate access. The gently sloping yard offers space for creative landscaping or outdoor enhancements. Sold as-is; ideal for first-time homebuyers and investors alike.

19. 2024-02-29
    soldstatus $214,100
20. 2022-06-23
    soldstatus $184,400
21. 2022-06-21
    soldstatus $184,400
22. 2022-06-21
    soldstatus $184,400 Sold
23. 2022-06-21
    soldstatus $184,400
24. 2022-05-25
    status Under Contract
25. 2022-05-13
    status Back On Market
26. 2022-04-14
    status Under Contract
27. 2022-04-04
    listed $179,900
28. 2022-04-04
    listed $179,900
29. 2022-04-01
    listed $179,900 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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 1/10 Low FEMA zone X (unshaded) · 0% 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 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,734
• − Mortgage interest: −$12,267
• − Property taxes: −$2,216
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$6,371
• Taxable loss: −$1,172
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $2,729/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

+21.7% since first listed

13 events — show timeline

• 2026-02-24 Listed $219,000 FMLS
• 2026-02-24 Listed $219,000 GAMLS
• 2024-02-29 Sold (Public Records) $214,100 Public Records
• 2022-06-23 Sold (Public Records) $184,400 Public Records
• 2022-06-21 Sold (MLS) $184,400 CGMLS
• 2022-06-21 Sold (MLS) $184,400 GAMLS
• 2022-06-21 Sold (MLS) $184,400 MGMLS
• 2022-05-25 Pending — GAMLS
• 2022-05-13 Relisted — GAMLS
• 2022-04-14 Pending — GAMLS
• 2022-04-04 Listed $179,900 CGMLS
• 2022-04-04 Listed $179,900 MGMLS
• 2022-04-01 Listed $179,900 GAMLS

Property tax history

+10.5%/yr

Latest (2025): $2,216 · -1.3% YoY. Source: county tax records.