3391 Pio Nono Cir · Macon-Bibb County, GA 31206

$47,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 366 Days on market

Built 1952 0.47 ac lot $38/sqft · 42% below area Est $81k · 42% 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 MLS

Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

Key facts

• Garage in the back
• Brick all 4 sides
• Paved entrance

Tags

• BRICK ALL 4 SIDES
• ESTABLISHED NEIGHBORHOOD
• PAVED ENTRANCE
• GARAGE IN THE BACK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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.
• Market conditions: Rents rising fast (+5.0%/yr); 207 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $1,153/mo this rent would consume 46% 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 $325 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y ago; this cycle's ask has dropped $8k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $47k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 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 1952 — 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: 2.45% ✓
• Cap rate: 20.49%
• Cash-on-cash: 50.71%
• DSCR: 3.26
• GRM: 3.4

CMA / ARV

• ARV (median comp): $80,726
• List price: $47,000
• Delta: -41.78%
• 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
4055 Emory Dr	0.35mi	3/1.0	1,216 (-3%)	2mo	$58,000	$48	78
1254 W Grenada Ter	0.20mi	3/2.0	1,188 (-5%)	3mo	$100,000	$84	76
3819 Frances Dr	0.29mi	4/1.0 (+1)	1,293 (+4%)	6mo	$68,000	$53	71
4133 Buena Vista Ave	0.51mi	3/2.0	1,257 (+1%)	5mo	$45,000	$36	67
1664 Randall Rd	0.49mi	3/2.0	1,212 (-3%)	5mo	$70,000	$58	64
1464 Williamson Rd	0.55mi	3/1.0	1,300 (+4%)	4mo	$64,000	$49	64
3970 Emory Dr	0.31mi	3/2.0	1,394 (+12%)	1mo	$27,000	$19	61
3935 Travis Blvd	0.56mi	3/2.0	1,344 (+8%)	4mo	$115,000	$86	54
3837 Spencer Cir	0.41mi	3/1.0	1,080 (-14%)	5mo	$45,000	$42	54
3357 Placid Pl	0.57mi	4/2.0 (+1)	1,373 (+10%)	2mo	$150,000	$109	46
826 W Grenada Ter	0.67mi	2/1.0 (-1)	1,075 (-14%)	4mo	$35,000	$33	37
932 Quinlan Dr	0.75mi	3/2.0	1,411 (+13%)	4mo	$50,500	$36	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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 50.9%
• Equity multiple: 3.30×
• Total profit: $30,246
• Equity at exit: $7,008

10-year hold

• IRR: 57.1%
• Equity multiple: 7.26×
• Total profit: $82,375
• Equity at exit: $4,064

Cash invested: $13,160 (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: 207
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$246
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $556

Break-even live

Break-even rent $449

Max offer price $47,000

Occupancy floor 47%

Sensitivity live

Price	-10% $583	-5% $569	+0% $556	+5% $543	+10% $530
Rent	-10% $465	-5% $511	+0% $556	+5% $602	+10% $647
Rate	-1.0pp $580	-0.5pp $568	base $556	+0.5pp $544	+1.0pp $532

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	0.18mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	0.27mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.37mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	0.37mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	0.39mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.40mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	44d	1	0.44mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.46mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	0.46mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.48mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.50mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	0.55mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.57mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	0.66mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.66mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.69mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	0.74mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	0.76mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	14d	1	0.79mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.95mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	0.99mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.01mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	1.01mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	44d	1	1.09mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	21d	1	1.09mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	44d	1	1.12mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	44d	1	1.16mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	44d	1	1.16mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	44d	1	1.19mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	44d	1	1.20mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	21d	1	1.28mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	1.30mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	44d	1	1.33mi
3257 Ohara Dr S Macon, GA	3.0	1.0	1352	$1,125	$0.83	21d	1	1.39mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	14d	1	1.45mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	44d	1	1.47mi

Listing history 43 events

1. 2026-06-19
   days on market $47,000 Active 366 DOM
2. 2026-06-18
   days on market $47,000 Active 365 DOM
3. 2026-06-17
   days on market $47,000 Active 364 DOM
4. 2026-06-16
   days on market $47,000 Active 363 DOM
5. 2026-06-15
   days on market $47,000 Active 362 DOM
6. 2026-06-14
   days on market $47,000 Active 360 DOM
7. 2026-06-13
   days on market $47,000 Active 359 DOM
8. 2026-06-10
   days on market $47,000 Active 357 DOM
9. 2026-06-09
   days on market $47,000 Active 356 DOM
10. 2026-06-09
    days on market $47,000 Active 355 DOM
11. 2026-06-07
    days on market $47,000 Active 354 DOM
12. 2026-06-03
    days on market $47,000 Active 350 DOM
13. 2026-06-02
    days on market $47,000 Active 349 DOM
14. 2026-06-01
    days on market $47,000 Active 348 DOM
15. 2026-05-31
    statusdays on market $47,000 Active 347 DOM
16. 2026-05-30
    days on market $47,000 Back On Market 346 DOM
17. 2026-05-15
    historical
18. 2026-01-15
    price $47,000 270-char remark

    Show marketing remark (270 chars)

    Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

19. 2026-01-15
    price $47,000

    Show marketing remark (270 chars)

    Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

20. 2026-01-15
    price $47,000

    Show marketing remark (270 chars)

    Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

21. 2025-11-13
    price $52,000 270-char remark

    Show marketing remark (270 chars)

    Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

22. 2025-11-13
    price $52,000

    Show marketing remark (270 chars)

    Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

23. 2025-11-13
    price $52,000

    Show marketing remark (270 chars)

    Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

24. 2025-06-05
    listed $54,900 Active

    Show marketing remark (270 chars)

    Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

25. 2025-06-05
    listed $54,900 New

    Show marketing remark (270 chars)

    Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

26. 2025-06-05
    listed $54,900 Active 270-char remark

    Show marketing remark (270 chars)

    Investor Special. 3 bedroom 1 bath, brick all 4 sides, room to be creative on the floor plan, in an established neighborhood, off the main road, paved entrance to house, garage in the back of house. This is the one you have been waiting for, make it the way you want to!

27. 2025-05-19
    historical
28. 2025-05-19
    historical
29. 2025-02-14
    historical
30. 2025-01-27
    status Active
31. 2024-12-31
    status Active
32. 2024-11-07
    price $54,900
33. 2024-11-07
    price $54,900
34. 2024-10-31
    status Active
35. 2024-10-02
    listed $59,900 Active
36. 2024-10-02
    historical
37. 2024-09-30
    listed $59,900 New
38. 2024-09-20
    status Active
39. 2024-09-14
    listed $39,900 Active
40. 2020-02-21
    soldstatus $17,000
41. 2020-02-17
    soldstatus $17,000
42. 2019-12-20
    listed $18,400
43. 2019-12-20
    listed $18,400

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,066 · $89/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 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: $13,839
• − Mortgage interest: −$2,633
• − Property taxes: −$1,066
• − Insurance: −$235
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$1,367
• Taxable income: $6,324
• Est. tax owed @ 24.0%: −$1,518
• After-tax cash flow: $5,156/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

+155.4% since first listed

27 events — show timeline

• 2026-05-15 Listing Removed — GAMLS
• 2026-01-15 Price Changed $47,000 CGMLS
• 2026-01-15 Price Changed $47,000 MGMLS
• 2026-01-15 Price Changed $47,000 GAMLS
• 2025-11-13 Price Changed $52,000 CGMLS
• 2025-11-13 Price Changed $52,000 MGMLS
• 2025-11-13 Price Changed $52,000 GAMLS
• 2025-06-05 Listed $54,900 MGMLS
• 2025-06-05 Listed $54,900 CGMLS
• 2025-06-05 Listed $54,900 GAMLS
• 2025-05-19 Listing Removed — FMLS
• 2025-05-19 Listing Removed — GAMLS
• 2025-02-14 Listing Removed — FMLS
• 2025-01-27 Relisted — FMLS
• 2024-12-31 Relisted — FMLS
• 2024-11-07 Price Changed $54,900 GAMLS
• 2024-11-07 Price Changed $54,900 FMLS
• 2024-10-31 Relisted — FMLS
• 2024-10-02 Listed $59,900 FMLS
• 2024-10-02 Coming Soon — FMLS
• 2024-09-30 Listed $59,900 GAMLS
• 2024-09-20 Relisted — FMLS
• 2024-09-14 Listed $39,900 FMLS
• 2020-02-21 Sold (MLS) $17,000 MGMLS
• 2020-02-17 Sold (MLS) $17,000 CGMLS
• 2019-12-20 Listed $18,400 CGMLS
• 2019-12-20 Listed $18,400 MGMLS

Property tax history

+15.1%/yr

Latest (2025): $1,066 · -3.4% YoY. Source: county tax records.