2969 Audubon Dr · Macon-Bibb County, GA 31204

$159,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 109 Days on market

Built 1956 0.49 ac lot $87/sqft · 16% below area Est $189k · 16% under ↓ 16% since listing

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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 +23.4/30.0
• ARV discount +14.7/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• 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

This 3-bedroom, 2-bath home welcomes your special touch for a perfect blend of comfort and outdoor living. Inside, you'll find a layout with plenty of natural light, well-sized bedrooms, and a functional floor plan ideal for both everyday living and entertaining including a full unfinished walk out basement. Step outside to your private backyard oasis featuring an in-ground pool-perfect for relaxing weekends, summer gatherings, and making lasting memories with family and friends.

Key facts

• In-ground pool
• 0.49 acre lot
• 2 parking spots

Tags

• PRIVATE BACKYARD OASIS
• IN-GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 255 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $1,672/mo this rent would consume 52% 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 $1k of loan paydown is wiped out by about $5k 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 109 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.05% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (median comp): $189,290
• List price: $159,000
• Delta: -16.00%
• 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
2933 King Alfred Dr	0.35mi	3/2.0	1,856 (+1%)	9mo	$210,000	$113	74
864 Windsor Rd	0.34mi	3/2.0	1,632 (-11%)	2mo	$150,000	$92	64
2928 Thornwood Dr	0.60mi	3/2.5	1,847 (+1%)	10mo	$227,500	$123	61
2973 Victoria Cir	0.51mi	3/2.5	1,939 (+6%)	7mo	$235,000	$121	59
796 Lee Rd	0.62mi	3/2.0	1,915 (+4%)	6mo	$151,500	$79	59
948 N Macon Park Dr	0.70mi	3/2.0	1,881 (+2%)	9mo	$193,000	$103	56
2811 Riverview Rd	0.42mi	3/2.0	1,626 (-11%)	7mo	$165,000	$101	55
3185 Willowdale Dr	0.71mi	3/2.0	1,762 (-4%)	7mo	$209,900	$119	54
2985 Victoria Cir	0.48mi	3/2.0	1,582 (-14%)	2mo	$200,000	$126	52
988 Hickory Ridge Dr	0.35mi	3/2.0	1,578 (-14%)	10mo	$193,500	$123	52
2989 King Alfred Dr	0.44mi	3/2.0	1,595 (-13%)	8mo	$105,000	$66	51
1038 Red Oak Dr	0.59mi	3/2.0	1,564 (-15%)	8mo	$235,000	$150	41

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-4,317
• Equity at exit: $23,707

10-year hold

• IRR: 8.8%
• Equity multiple: 1.72×
• Total profit: $31,933
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$834
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $294

Break-even live

Break-even rent $1,300

Max offer price $159,000

Occupancy floor 77%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Avenue of Pnes Macon, GA	3.0	2.0	2006	$1,450	$0.72	43d	1	0.42mi
2759 Ellenwood Cir S Macon, GA	3.0	1.0	1537	$1,295	$0.84	43d	1	0.57mi
777 Windsor Rd Macon, GA	3.0	2.0	1442	$1,850	$1.28	43d	1	0.67mi
2962 Thornwood Dr Macon, GA	3.0	2.0	1680	$1,700	$1.01	43d	1	0.73mi
853 Captain Kell Dr Macon, GA	4.0	2.5	2548	$1,850	$0.73	43d	1	0.87mi
803 Captain Kell Dr Macon, GA	4.0	2.5	2400	$2,500	$1.04	43d	1	0.92mi
770 Forest Ridge Dr W Macon, GA	3.0	2.0	2057	$1,750	$0.85	43d	1	1.03mi
101 Village Ln Macon, GA	2.0	2.0	1611	$2,395	$1.49	13d	1	1.23mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	43d	1	1.44mi
2728 Pierce Dr N Macon, GA	3.0	2.0	1385	$1,500	$1.08	20d	1	1.44mi

Listing history 9 events

1. 2026-06-01
   status $159,000 Pending 109 DOM
2. 2026-05-31
   days on market $159,000 Active Under Contract 109 DOM
3. 2026-05-30
   days on market $159,000 Active Under Contract 108 DOM
4. 2026-05-19
   price $159,000 484-char remark

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath home welcomes your special touch for a perfect blend of comfort and outdoor living. Inside, you’ll find a layout with plenty of natural light, well-sized bedrooms, and a functional floor plan ideal for both everyday living and entertaining including a full unfinished walk out basement. Step outside to your private backyard oasis featuring an in-ground pool—perfect for relaxing weekends, summer gatherings, and making lasting memories with family and friends.

5. 2026-05-19
   price $159,000 496-char remark

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath home welcomes your special touch for a perfect blend of comfort and outdoor living. Inside, you’ll find a layout with plenty of natural light, well-sized bedrooms, and a functional floor plan ideal for both everyday living and entertaining including a full unfinished walk out basement. Step outside to your private backyard oasis featuring an in-ground pool—perfect for relaxing weekends, summer gatherings, and making lasting memories with family and friends.

6. 2026-04-08
   price $165,000 484-char remark

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath home welcomes your special touch for a perfect blend of comfort and outdoor living. Inside, you’ll find a layout with plenty of natural light, well-sized bedrooms, and a functional floor plan ideal for both everyday living and entertaining including a full unfinished walk out basement. Step outside to your private backyard oasis featuring an in-ground pool—perfect for relaxing weekends, summer gatherings, and making lasting memories with family and friends.

7. 2026-04-08
   price $165,000 496-char remark

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath home welcomes your special touch for a perfect blend of comfort and outdoor living. Inside, you’ll find a layout with plenty of natural light, well-sized bedrooms, and a functional floor plan ideal for both everyday living and entertaining including a full unfinished walk out basement. Step outside to your private backyard oasis featuring an in-ground pool—perfect for relaxing weekends, summer gatherings, and making lasting memories with family and friends.

8. 2026-02-11
   listed $189,000 New 484-char remark

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath home welcomes your special touch for a perfect blend of comfort and outdoor living. Inside, you’ll find a layout with plenty of natural light, well-sized bedrooms, and a functional floor plan ideal for both everyday living and entertaining including a full unfinished walk out basement. Step outside to your private backyard oasis featuring an in-ground pool—perfect for relaxing weekends, summer gatherings, and making lasting memories with family and friends.

9. 2026-02-11
   listed $189,000 Active 496-char remark

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath home welcomes your special touch for a perfect blend of comfort and outdoor living. Inside, you’ll find a layout with plenty of natural light, well-sized bedrooms, and a functional floor plan ideal for both everyday living and entertaining including a full unfinished walk out basement. Step outside to your private backyard oasis featuring an in-ground pool—perfect for relaxing weekends, summer gatherings, and making lasting memories with family and friends.

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $1,525 · $127/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,066
• − Mortgage interest: −$8,906
• − Property taxes: −$1,525
• − Insurance: −$795
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,625
• Taxable income: $1,003
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $3,285/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

-15.9% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $159,000 GAMLS
• 2026-05-19 Price Changed $159,000 FMLS
• 2026-04-08 Price Changed $165,000 GAMLS
• 2026-04-08 Price Changed $165,000 FMLS
• 2026-02-11 Listed $189,000 FMLS
• 2026-02-11 Listed $189,000 GAMLS

Property tax history

+7.9%/yr

Latest (2025): $1,525 · -1.3% YoY. Source: county tax records.