3542 Wericoba Dr · Macon-Bibb County, GA 31206

$75,000

2 bd · 1.0 ba · 783 sqft · SingleFamily public records · 137 Days on market

Built 1950 0.25 ac lot $96/sqft · 138% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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 MLS

Investor opportunity in Macon. Two-bedroom one bath bungalow with recent renovations completed, including new plumbing, updated electrical, and a metal roof. Property is being sold as is. Ideal for investors, rehabbers, or buy and hold strategies. Convenient access to major roads, shopping, and downtown Macon.

Key facts

• Updated electrical
• New plumbing
• Metal roof

Tags

• RECENT RENOVATIONS
• NEW PLUMBING
• UPDATED ELECTRICAL
• METAL ROOF
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 38% of the median local income ($30k/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 $519 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 11438% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $75k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1950 — 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: 1.28% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $31,528
• List price: $75,000
• Delta: 137.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Ormond Ter	0.06mi	2/1.0	820 (+5%)	9mo	$33,000	$40	82
569 Grenada Ter	0.13mi	2/1.0	832 (+6%)	2mo	$43,000	$52	82
533 Lynmore Cir	0.15mi	2/1.0	792 (+1%)	15mo	$55,000	$69	79
534 Lynmore Ave	0.20mi	2/1.0	864 (+10%)	10mo	$55,000	$64	65
3441 Antioch Hts	0.16mi	3/2.0 (+1)	897 (+15%)	1mo	$75,000	$84	58

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: 11.3%
• Equity multiple: 1.46×
• Total profit: $9,652
• Equity at exit: $11,183

10-year hold

• IRR: 21.8%
• Equity multiple: 3.02×
• Total profit: $42,365
• Equity at exit: $6,485

Cash invested: $21,000 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $958 high
• Mortgage (P&I): −$393
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $312

Break-even live

Break-even rent $563

Max offer price $75,000

Occupancy floor 62%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	0.22mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	0.22mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	0.58mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	0.59mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	43d	1	0.59mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.80mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	43d	1	0.93mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	43d	1	0.93mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.98mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.99mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	1.00mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	1.06mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.07mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	20d	1	1.26mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	1.26mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.31mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	1.32mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	20d	1	1.32mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	43d	1	1.32mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	1.34mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	1.40mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	20d	1	1.43mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	43d	1	1.43mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	1.45mi

Listing history 29 events

1. 2026-06-19
   days on market $75,000 Active 137 DOM
2. 2026-06-18
   days on market $75,000 Active 136 DOM
3. 2026-06-17
   days on market $75,000 Active 135 DOM
4. 2026-06-16
   days on market $75,000 Active 134 DOM
5. 2026-06-15
   days on market $75,000 Active 133 DOM
6. 2026-06-14
   days on market $75,000 Active 131 DOM
7. 2026-06-13
   days on market $75,000 Active 130 DOM
8. 2026-06-10
   days on market $75,000 Active 128 DOM
9. 2026-06-09
   days on market $75,000 Active 127 DOM
10. 2026-06-09
    days on market $75,000 Active 126 DOM
11. 2026-06-07
    days on market $75,000 Active 125 DOM
12. 2026-06-03
    days on market $75,000 Active 121 DOM
13. 2026-06-02
    days on market $75,000 Active 120 DOM
14. 2026-06-01
    days on market $75,000 Active 119 DOM
15. 2026-05-31
    days on market $75,000 Active 118 DOM
16. 2026-05-30
    days on market $75,000 Active 117 DOM
17. 2026-05-01
    listed $650
18. 2026-04-30
    price $75,000 311-char remark

    Show marketing remark (311 chars)

    Investor opportunity in Macon. Two-bedroom one bath bungalow with recent renovations completed, including new plumbing, updated electrical, and a metal roof. Property is being sold as is. Ideal for investors, rehabbers, or buy and hold strategies. Convenient access to major roads, shopping, and downtown Macon.

19. 2026-04-30
    price $75,000 311-char remark

    Show marketing remark (311 chars)

    Investor opportunity in Macon. Two-bedroom one bath bungalow with recent renovations completed, including new plumbing, updated electrical, and a metal roof. Property is being sold as is. Ideal for investors, rehabbers, or buy and hold strategies. Convenient access to major roads, shopping, and downtown Macon.

20. 2026-02-02
    listed $85,000 New 311-char remark

    Show marketing remark (311 chars)

    Investor opportunity in Macon. Two-bedroom one bath bungalow with recent renovations completed, including new plumbing, updated electrical, and a metal roof. Property is being sold as is. Ideal for investors, rehabbers, or buy and hold strategies. Convenient access to major roads, shopping, and downtown Macon.

21. 2026-02-02
    listed $85,000 Active 311-char remark

    Show marketing remark (311 chars)

    Investor opportunity in Macon. Two-bedroom one bath bungalow with recent renovations completed, including new plumbing, updated electrical, and a metal roof. Property is being sold as is. Ideal for investors, rehabbers, or buy and hold strategies. Convenient access to major roads, shopping, and downtown Macon.

22. 2021-08-26
    soldstatus $20,000 Sold
23. 2021-07-30
    status Under Contract
24. 2021-07-06
    price $24,900
25. 2021-05-05
    listed $25,900 New
26. 2014-07-11
    soldstatus $3,000
27. 2014-07-11
    soldstatus $3,000
28. 2014-05-16
    listed $3,800
29. 2014-05-16
    listed $3,800

ⓘ 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: $247 · $21/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$443/yr (+$37/mo · 179.4%)

ⓘ 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 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,493
• − Mortgage interest: −$4,201
• − Property taxes: −$247
• − Insurance: −$375
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,182
• Taxable income: $2,649
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,102/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

+1873.7% since first listed

13 events — show timeline

• 2026-05-01 Listed for Rent $650 FMLS
• 2026-04-30 Price Changed $75,000 GAMLS
• 2026-04-30 Price Changed $75,000 FMLS
• 2026-02-02 Listed $85,000 FMLS
• 2026-02-02 Listed $85,000 GAMLS
• 2021-08-26 Sold (MLS) $20,000 GAMLS
• 2021-07-30 Pending — GAMLS
• 2021-07-06 Price Changed $24,900 GAMLS
• 2021-05-05 Listed $25,900 GAMLS
• 2014-07-11 Sold (MLS) $3,000 CGMLS
• 2014-07-11 Sold (MLS) $3,000 MGMLS
• 2014-05-16 Listed $3,800 CGMLS
• 2014-05-16 Listed $3,800 MGMLS

Property tax history

+10.2%/yr

Latest (2025): $247 · +2.8% YoY. Source: county tax records.