2662 Village Green Ln · Macon-Bibb County, GA 31206

$45,000

5 bd · 1.0 ba · 1,791 sqft · SingleFamily public records · 46 Days on market

Built 1970 8,276 sqft lot $25/sqft · 64% below area Est $62k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity at 2662 Village Green Lane, Macon, GA 31206-an established residential property located in a stable rental corridor. This home offers strong long-term hold potential in a neighborhood with consistent tenant demand and convenient access to schools, shopping, and major highways. Ideal for investors looking to expand their portfolio with a low-maintenance asset that can generate steady rental income and benefit from long-term appreciation in the Macon market.

Key facts

• 8,276 sq ft lot
• Built 1970
• Listed 46 days

Tags

• STABLE RENTAL CORRIDOR
• LONG-TERM HOLD POTENTIAL
• CONSISTENT TENANT DEMAND
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING
• LOW-MAINTENANCE ASSET

Property features AI

Finance

• Other: Property located in Macon, GA 31206 (Bibb County)
• HOA & community: No HOA; No association fees

Exterior

• Parking: Open parking with a parking pad
• Utilities: Public water; Public sewer / sewer connected; Electricity available; Cable available; Phone available
• Home design: Single family residence; Residential house; Fixer condition; Built in 1970
• Construction: Vinyl siding; Composition roof; Building area approx. 900 (public records)
• Exterior features: Lot approx. 0.19 acres (public records); No special lot features listed

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms total, including 1 bedroom on the lower level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms, including 1 full bathroom on the lower level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Multi/split levels; No basement; Living area approx. 900 (public records)
• Laundry & utility: Laundry located in hall

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$61,963) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.5% 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.
• Zoned schools: Southfield Elementary School (math 5% / reading 6%, grade F, #1,158 of 1,228 statewide, top 94%, 737 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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 (+5.0%/yr); 209 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1,741/mo this rent would consume 70% of the median local household income ($30k/yr) (locally 1335% 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 $311 of loan paydown is wiped out by about $1k 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 + 5.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $25k; list at $45k implies a 81% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.87% ✓
• Cap rate: 35.48%
• Cash-on-cash: 104.25%
• DSCR: 5.64
• GRM: 2.2

CMA / ARV

• ARV (median comp): $61,963
• List price: $45,000
• Delta: -27.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2972 Richard Dr	0.65mi	4/2.0 (-1)	1,819 (+2%)	1mo	$154,900	$85	58
2948 Richard Dr	0.63mi	4/2.0 (-1)	1,866 (+4%)	11mo	$155,000	$83	46

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.24×
• Total profit: $66,063
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.92×
• Total profit: $162,847
• Equity at exit: $3,891

Cash invested: $12,600 (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 31206

• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $1,095

Break-even live

Break-even rent $355

Max offer price $45,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,120	-5% $1,107	+0% $1,095	+5% $1,082	+10% $1,069
Rent	-10% $957	-5% $1,026	+0% $1,095	+5% $1,163	+10% $1,232
Rate	-1.0pp $1,117	-0.5pp $1,106	base $1,095	+0.5pp $1,083	+1.0pp $1,071

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Village Green Ln Macon, GA	5.0	2.0	1284	$1,750	$1.36	44d	1	0.03mi
2418 Adger Rd Macon, GA	4.0	1.0	1365	$1,500	$1.10	44d	1	0.61mi
4300 Essex Rd Macon, GA	4.0	1.5	1246	$1,450	$1.16	22d	1	0.76mi

Listing history 20 events

1. 2026-06-21
   days on market $45,000 Active 46 DOM
2. 2026-06-19
   days on market $45,000 Active 44 DOM
3. 2026-06-18
   days on market $45,000 Active 43 DOM
4. 2026-06-17
   days on market $45,000 Active 42 DOM
5. 2026-06-16
   days on market $45,000 Active 41 DOM
6. 2026-06-15
   days on market $45,000 Active 40 DOM
7. 2026-06-14
   days on market $45,000 Active 38 DOM
8. 2026-06-13
   days on market $45,000 Active 37 DOM
9. 2026-06-10
   days on market $45,000 Active 35 DOM
10. 2026-06-09
    days on market $45,000 Active 34 DOM
11. 2026-06-09
    days on market $45,000 Active 33 DOM
12. 2026-06-07
    days on market $45,000 Active 32 DOM
13. 2026-06-03
    days on market $45,000 Active 28 DOM
14. 2026-06-02
    days on market $45,000 Active 27 DOM
15. 2026-06-01
    days on market $45,000 Active 26 DOM
16. 2026-05-31
    days on market $45,000 Active 25 DOM
17. 2026-05-30
    days on market $45,000 Active 24 DOM
18. 2026-05-07
    status Under Contract 481-char remark
19. 2026-04-23
    listed $45,000 New 481-char remark
20. 1982-09-17
    soldstatus $24,915

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $414 · $34/mo
• Expected delta: +$106/yr (+$9/mo · 34.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,887
• − Mortgage interest: −$2,521
• − Property taxes: −$308
• − Insurance: −$225
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$1,309
• Taxable income: $13,182
• Est. tax owed @ 24.0%: −$3,164
• After-tax cash flow: $9,972/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+80.6% since first listed

4 events — show timeline

• 2026-05-20 Relisted — GAMLS
• 2026-05-07 Pending — GAMLS
• 2026-04-23 Listed $45,000 GAMLS
• 1982-09-17 Sold (Public Records) $24,915 Public Records

Property tax history

+8.3%/yr

Latest (2025): $308 · +43.3% YoY. Source: county tax records.