3005 Margaret Dr · Macon-Bibb County, GA 31206

$65,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 26 Days on market

Built 1956 9,583 sqft lot $91/sqft · 65% above area

---

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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

This updated 2-bedroom, 1-bath home has been refreshed throughout and is move-in ready for investors, first-time homebuyers, or a single parent looking for a clean and comfortable place to call home. Recent renovations include updated flooring, a beautifully renovated bathroom, fresh interior and exterior finishes, and a newer roof that adds long-term value and peace of mind. Inside, you'll find a bright and inviting layout with modern touches that create a fresh, contemporary feel. The spacious yard offers room to enjoy outdoor living, while the convenient Macon location provides easy access to shopping, dining, schools, and major roadways. Whether you're looking to expand your rental port

Key facts

• 9,583 sq ft lot
• Built 1956
• Listed 25 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No parking listed
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; House structure; Built in 1956
• Construction: Wood siding; Other roof
• Exterior features: Corner lot

Interior

• Kitchen: No appliances included
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled condition; One level; No fireplace; Other interior details
• Laundry & utility: No laundry hookups/features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $66k).
• Recommended offer: $65k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 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.
• Zoned schools: Hartley Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 438 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); 207 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $453 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 3y 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.
• Current owner paid $25k; list at $66k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $64,517 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (median comp): $39,805
• List price: $65,500
• Delta: 60.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3020 Margaret Dr	0.04mi	3/1.0 (+1)	816 (+13%)	9mo	$25,000	$31	63
1085 Wilson St	0.12mi	2/1.0	784 (+9%)	22mo	$25,000	$32	61
982 India Ave	0.64mi	2/1.5	672 (-7%)	1mo	$25,000	$37	56
1021 Jessamine St	0.26mi	3/1.0 (+1)	756 (+5%)	23mo	$47,500	$63	55
2329 Ballard Dr	0.67mi	2/2.0	672 (-7%)	17mo	$105,000	$156	39
3671 Lyons Pl	0.68mi	1/1.0 (-1)	624 (-13%)	5mo	$44,500	$71	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: 7.9%
• Equity multiple: 1.31×
• Total profit: $5,776
• Equity at exit: $9,766

10-year hold

• IRR: 18.8%
• Equity multiple: 2.72×
• Total profit: $31,474
• Equity at exit: $5,663

Cash invested: $18,340 (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: 6.4×

Monthly cashflow live

• Estimated rent: $853 high
• Mortgage (P&I): −$343
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $229

Break-even live

Break-even rent $563

Max offer price $65,500

Occupancy floor 68%

Sensitivity live

Price	-10% $266	-5% $248	+0% $229	+5% $211	+10% $192
Rent	-10% $162	-5% $196	+0% $229	+5% $263	+10% $297
Rate	-1.0pp $262	-0.5pp $246	base $229	+0.5pp $212	+1.0pp $195

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	44d	1	0.67mi
2349 Mason St Macon, GA	1.0	1.0	552	$625	$1.13	44d	1	0.73mi
1890 Moore St Macon, GA	1.0	1.0	470	$799	$1.70	14d	1	1.06mi
1874 Moore St Macon, GA	1.0	1.0	470	$799	$1.70	14d	1	1.08mi
668 Grosso Ave Unit A Macon, GA	2.0	1.0	650	$750	$1.15	21d	1	1.29mi

Listing history 50 events

1. 2026-06-19
   days on market $65,500 Active 26 DOM
2. 2026-06-18
   days on market $65,500 Active 25 DOM
3. 2026-06-17
   days on market $65,500 Active 24 DOM
4. 2026-06-16
   days on market $65,500 Active 23 DOM
5. 2026-06-15
   days on market $65,500 Active 22 DOM
6. 2026-06-14
   days on market $65,500 Active 20 DOM
7. 2026-06-13
   days on market $65,500 Active 19 DOM
8. 2026-06-10
   days on market $65,500 Active 17 DOM
9. 2026-06-09
   days on market $65,500 Active 16 DOM
10. 2026-06-08
    days on market $65,500 Active 15 DOM
11. 2026-06-07
    days on market $65,500 Active 14 DOM
12. 2026-06-03
    days on market $65,500 Active 10 DOM
13. 2026-06-02
    days on market $65,500 Active 9 DOM
14. 2026-06-01
    days on market $65,500 Active 8 DOM
15. 2026-05-31
    days on market $65,500 Active 7 DOM
16. 2026-05-30
    days on market $65,500 Active 6 DOM
17. 2026-05-10
    historical
18. 2026-04-23
    price $64,000
19. 2026-04-23
    price $64,000
20. 2026-04-16
    price $69,000
21. 2026-04-16
    price $69,000
22. 2026-04-10
    listed $78,500 Active
23. 2026-04-10
    listed $78,500 New
24. 2026-03-02
    historical
25. 2025-10-03
    listed $125,000 New
26. 2025-10-03
    historical
27. 2025-10-02
    historical
28. 2025-08-20
    price $125,000
29. 2025-08-20
    price $125,000
30. 2025-05-23
    listed $130,000 New
31. 2025-05-23
    listed $130,000 Active
32. 2025-04-08
    historical
33. 2025-02-26
    listed $114,900 New
34. 2023-12-15
    soldstatus $25,000 Closed
35. 2023-12-15
    soldstatus $25,000 Sold
36. 2023-12-13
    status Pending
37. 2023-12-07
    historical
38. 2023-11-30
    historical
39. 2023-11-29
    price $27,900
40. 2023-11-29
    price $27,900
41. 2023-11-07
    price $29,900
42. 2023-11-07
    price $29,900
43. 2023-08-07
    price $35,000
44. 2023-08-07
    price $35,000
45. 2023-07-01
    listed $42,000 Active
46. 2023-07-01
    listed $27,900
47. 2023-07-01
    listed $42,000 New
48. 2023-06-12
    historical
49. 2023-04-11
    listed $42,000 New
50. 2019-07-17
    soldstatus $2,000,000

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $890 · $74/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $10,241
• − Mortgage interest: −$3,669
• − Property taxes: −$890
• − Insurance: −$328
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$1,905
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,317/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

+163.1% since first listed

47 events — show timeline

• 2026-05-26 Relisted — GAMLS
• 2026-05-26 Price Changed $65,500 GAMLS
• 2026-05-25 Price Changed $65,000 CGMLS
• 2026-05-24 Listed — GAMLS
• 2026-05-24 Listed $65,000 GAMLS
• 2026-05-22 Listed $6,500,000 CGMLS
• 2026-05-10 Listing Removed — GAMLS
• 2026-04-23 Price Changed $64,000 CGMLS
• 2026-04-23 Price Changed $64,000 GAMLS
• 2026-04-16 Price Changed $69,000 CGMLS
• 2026-04-16 Price Changed $69,000 GAMLS
• 2026-04-10 Listed $78,500 CGMLS
• 2026-04-10 Listed $78,500 GAMLS
• 2026-03-02 Listing Removed — GAMLS
• 2025-10-03 Listing Removed — GAMLS
• 2025-10-03 Listed $125,000 GAMLS
• 2025-10-02 Listing Removed — FMLS
• 2025-08-20 Price Changed $125,000 GAMLS
• 2025-08-20 Price Changed $125,000 FMLS
• 2025-05-23 Listed $130,000 FMLS
• 2025-05-23 Listed $130,000 GAMLS
• 2025-04-08 Listing Removed — GAMLS
• 2025-02-26 Listed $114,900 GAMLS
• 2023-12-15 Sold (MLS) $25,000 GAMLS
• 2023-12-15 Sold (MLS) $25,000 FMLS
• 2023-12-13 Pending — FMLS
• 2023-12-07 Listing Removed — GAMLS
• 2023-11-30 Listing Removed — GAMLS
• 2023-11-29 Price Changed $27,900 GAMLS
• 2023-11-29 Price Changed $27,900 FMLS
• 2023-11-07 Price Changed $29,900 GAMLS
• 2023-11-07 Price Changed $29,900 FMLS
• 2023-08-07 Price Changed $35,000 GAMLS
• 2023-08-07 Price Changed $35,000 FMLS
• 2023-07-01 Listed $42,000 GAMLS
• 2023-07-01 Listed $27,900 GAMLS
• 2023-07-01 Listed $42,000 FMLS
• 2023-06-12 Listing Removed — GAMLS
• 2023-04-11 Listed $42,000 GAMLS
• 2019-07-17 Sold (Public Records) $2,000,000 Public Records
• 2019-07-15 Sold (Public Records) $408,750 Public Records
• 2005-07-15 Sold (Public Records) $30,100 Public Records
• 2005-05-16 Sold (Public Records) $18,000 Public Records
• 2005-05-16 Sold (Public Records) $15,500 Public Records
• 2005-01-04 Sold (Public Records) $32,550 Public Records
• 2004-02-03 Sold (Public Records) $58,000 Public Records
• 2002-03-22 Sold (Public Records) $24,900 Public Records

Property tax history

+21.0%/yr

Latest (2025): $890 · +0.1% YoY. Source: county tax records.