3134 S Ohara · Macon-Bibb County, GA 31204

$100,000

4 bd · 2.0 ba · 2,125 sqft · SingleFamily · 63 Days on market

Built 1965 Fair condition 10,454 sqft lot $47/sqft · 40% below area Est $166k · 40% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment. This large home offers a nice split floor plan , 4 nice size bedrooms including the massive lower level Bedroom with full bath and sitting room area also offered is 2 full Baths , formal Living room , formal dining room, kitchen with lots of cabinet and counter space, hardwood and tile flooring, rocking chair front porch and a massive back yard. this home needs some TLC

Key facts

• 0.24 acre lot
• Built 1965
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $482 ($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: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (+4.6%/yr); 255 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• At $1,485/mo this rent would consume 46% 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 $691 of loan paydown is wiped out by about $3k 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 + 4.6% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) 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.

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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.49% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.67%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $166,250
• List price: $100,000
• Delta: -39.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3165 Ohara Dr N	0.07mi	3/3.0 (-1)	1,928 (-9%)	3mo	$166,500	$86	70
106 Shiloh Ct	0.62mi	4/2.5	2,080 (-2%)	1mo	$215,000	$103	64
258 Beaumont Hts	0.59mi	3/2.0 (-1)	2,050 (-4%)	13mo	$217,000	$106	51
3401 Ohara Dr N	0.57mi	4/1.5	1,813 (-15%)	4mo	$166,000	$92	43

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: 14.8%
• Equity multiple: 1.61×
• Total profit: $16,987
• Equity at exit: $14,910

10-year hold

• IRR: 24.7%
• Equity multiple: 3.31×
• Total profit: $64,812
• Equity at exit: $8,646

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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $482

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 63%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3733 Lindsey Dr Macon, GA	3.0	2.0	1645	$1,350	$0.82	13d	1	0.10mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	0.98mi
1334 Dewey St Macon, GA	3.0	2.0	1942	$1,300	$0.67	20d	1	1.42mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $100,000 Pending 63 DOM
2. 2026-06-03
   days on market $100,000 Active 62 DOM
3. 2026-06-02
   days on market $100,000 Active 61 DOM
4. 2026-06-01
   days on market $100,000 Active 60 DOM
5. 2026-05-31
   days on market $100,000 Active 59 DOM
6. 2026-05-30
   days on market $100,000 Active 58 DOM
7. 2026-05-01
   status Active 392-char remark

   Show marketing remark (392 chars)

   Great investment. This large home offers a nice split floor plan , 4 nice size bedrooms including the massive lower level Bedroom with full bath and sitting room area also offered is 2 full Baths , formal Living room , formal dining room, kitchen with lots of cabinet and counter space, hardwood and tile flooring, rocking chair front porch and a massive back yard. this home needs some TLC

8. 2026-04-10
   status Pending 392-char remark

   Show marketing remark (392 chars)

   Great investment. This large home offers a nice split floor plan , 4 nice size bedrooms including the massive lower level Bedroom with full bath and sitting room area also offered is 2 full Baths , formal Living room , formal dining room, kitchen with lots of cabinet and counter space, hardwood and tile flooring, rocking chair front porch and a massive back yard. this home needs some TLC

9. 2026-03-12
   listed $100,000 Active 392-char remark

   Show marketing remark (392 chars)

   Great investment. This large home offers a nice split floor plan , 4 nice size bedrooms including the massive lower level Bedroom with full bath and sitting room area also offered is 2 full Baths , formal Living room , formal dining room, kitchen with lots of cabinet and counter space, hardwood and tile flooring, rocking chair front porch and a massive back yard. this home needs some TLC

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,825
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,909
• Taxable income: $4,462
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,718/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on bathrooms, paint, and landscaping to significantly improve its value.

Repairs flagged

• Major bathroom fixtures — old and in poor condition
• Major paint — peeling and damaged
• Minor windows — some screens missing

Value-add opportunities

• Resale new bathroom fixtures — modernize and improve functionality
• Resale paint job — enhance curb appeal and interior aesthetics
• Both landscaping — improve curb appeal and attract tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom fixtures · old and in poor condition	Major	$15,000–50,000
paint · peeling and damaged	Major	$15,000–50,000
windows · some screens missing	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale new bathroom fixtures — modernize and improve functionality ↑
• Resale paint job — enhance curb appeal and interior aesthetics ↑
• Both landscaping — improve curb appeal and attract tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-01 Relisted — CGMLS
• 2026-04-10 Pending — CGMLS
• 2026-03-12 Listed $100,000 CGMLS