3915 Atwood Dr · Macon-Bibb County, GA 31204

$149,000

3 bd · 2.5 ba · 2,793 sqft · SingleFamily public records · 45 Days on market

Built 1966 0.38 ac lot $53/sqft · 38% below area Est $151k · at est.

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Why this score? — see what drove the D 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 +17.1/30.0
• ARV discount +8.1/15.0
• DSCR +5.3/10.0
• 1% rule +3.9/10.0
• 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

Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

Key facts

• 0.38 acre lot
• 2 parking spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $133k (11.1% below list).
• Recommended offer: $133k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.5% 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 D — 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: Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 students, 100% FRL); Westside High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,025 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 (+4.6%/yr); 257 active listings in the ZIP; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 45 days — a 3% lower offer ($145k) 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

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,512 (11.1% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (median comp): $151,079
• List price: $149,000
• Delta: -1.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-15,481
• Equity at exit: $22,216

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $4,026
• Equity at exit: $12,883

Cash invested: $41,720 (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: 257
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $102

Break-even live

Break-even rent $1,196

Max offer price $149,000

Occupancy floor 87%

Sensitivity live

Price	-10% $187	-5% $144	+0% $102	+5% $60	+10% $18
Rent	-10% $-2	-5% $50	+0% $102	+5% $155	+10% $207
Rate	-1.0pp $177	-0.5pp $140	base $102	+0.5pp $64	+1.0pp $24

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   status $149,000 Under Contract 45 DOM
2. 2026-06-01
   days on market $149,000 Active 45 DOM
3. 2026-05-31
   days on market $149,000 Active 44 DOM
4. 2026-05-30
   days on market $149,000 Active 43 DOM
5. 2026-05-08
   historical Active Under Contract 450-char remark

   Show marketing remark (450 chars)

   Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

6. 2026-04-29
   status Active 450-char remark

   Show marketing remark (450 chars)

   Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

7. 2026-04-29
   status Active 450-char remark

   Show marketing remark (450 chars)

   Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

8. 2026-04-29
   status Back On Market

   Show marketing remark (450 chars)

   Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

9. 2026-04-22
   status Under Contract

   Show marketing remark (450 chars)

   Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

10. 2026-04-22
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

11. 2026-04-22
    historical Active Under Contract 450-char remark

    Show marketing remark (450 chars)

    Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

12. 2026-04-10
    listed $149,000 Active 450-char remark

    Show marketing remark (450 chars)

    Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

13. 2026-04-10
    listed $149,000 Active 450-char remark

    Show marketing remark (450 chars)

    Great opportunity for an investor or owner-occupant! 3915 Atwood Drive has great bones and lots of potential. The house has three bedrooms, two full bathrooms, a formal living area, a separate den, and a kitchen with dining area. A large, unfinished basement with its own bathroom is the perfect space for an exercise space, man cave or storage. With a little work, this house can be a great home for you. Call to schedule your private showing today!

14. 2026-04-02
    listed $149,000 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: $1,213 · $101/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$158/yr (+$13/mo · 13.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $15,901
• − Mortgage interest: −$8,346
• − Property taxes: −$1,213
• − Insurance: −$745
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$4,335
• Taxable loss: −$1,282
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,535/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

+0.0% since first listed

10 events — show timeline

• 2026-05-08 Contingent — MGMLS
• 2026-04-29 Relisted — CGMLS
• 2026-04-29 Relisted — MGMLS
• 2026-04-29 Relisted — GAMLS
• 2026-04-22 Pending — GAMLS
• 2026-04-22 Pending — CGMLS
• 2026-04-22 Contingent — MGMLS
• 2026-04-10 Listed $149,000 CGMLS
• 2026-04-10 Listed $149,000 MGMLS
• 2026-04-02 Listed $149,000 GAMLS

Property tax history

+9.8%/yr

Latest (2025): $1,213 · +5.8% YoY. Source: county tax records.