921 Magnolia Dr · Macon-Bibb County, GA 31217

$30,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 18 Days on market

Built 1940 7,405 sqft lot Est $52k · 43% under ↓ 45% since listing

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Why this score? — see what drove the A- 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
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Investor special! Great opportunity for your next rehab project. Property has been gutted to studs, allowing you to skip much of the demo phase. Strong value-add potential with plenty of upside. Sold as-is.

Key facts

• Gutted to studs
• Value-add potential
• Rehab project

Tags

• REHAB PROJECT
• GUTTED TO STUDS
• VALUE-ADD POTENTIAL

Property features AI

Finance

• Other: Located in Shurling Cross Keys subdivision; Address: 921 Magnolia Dr, Macon, GA 31217
• Financial info: Listing offered As-Is; Acceptable financing: Cash or Conventional
• HOA & community: No HOA; No community features listed

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Electricity available on property; Public water; Public sewer; Water, sewer, and electricity available
• Home design: Single-family residence (house); Built in 1940; One story
• Construction: Wood siding construction; Tin roof; Built in 1940
• Exterior features: Tin roof; Wood siding; Lot reported as approximately 0.17 acres; No lot features listed

Interior

• Kitchen: No appliances specified
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: One-level layout; Public records list living area as 1,050; Has a fireplace located in the family room; Property listed as a fixer
• Laundry & utility: No laundry features specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.0% 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 A — 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: Martin Luther King Jr Elementary School (math 9% / reading 7%, grade F, #1,124 of 1,228 statewide, top 92%, 631 students, 100% FRL); Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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 (+10.8%/yr); 122 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• In year one you build about $2k of equity ($207 loan paydown + $1k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1940 — 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 $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 3.50% ✓
• Cap rate: 32.00%
• Cash-on-cash: 91.79%
• DSCR: 5.08
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $52,500
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1244 Hall St	0.19mi	2/1.0 (-1)	988 (-6%)	3mo	$19,000	$19	74
875 Artic Cir	0.55mi	2/1.0 (-1)	1,020 (-3%)	4mo	$40,000	$39	62
1152 Sunnydale Dr	0.36mi	3/1.0	1,014 (-3%)	20mo	$37,001	$36	61
875 Artic Pl	0.59mi	2/1.0 (-1)	1,020 (-3%)	4mo	$40,000	$39	60
1204 Norris St	0.59mi	3/2.0	1,075 (+2%)	6mo	$67,000	$62	60
1019 Sparkle Ave	0.22mi	2/1.0 (-1)	936 (-11%)	9mo	$24,000	$26	59
836 Sunnydale Dr	0.12mi	3/2.0	1,204 (+15%)	16mo	$82,000	$68	52
2074 Melton Ave	0.68mi	3/1.0	1,110 (+6%)	10mo	$117,000	$105	50
1860 Washburn St	0.72mi	3/1.0	1,068 (+2%)	23mo	$54,850	$51	45
1183 Haywood Rd	0.74mi	2/1.0 (-1)	979 (-7%)	23mo	$48,500	$50	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.22×
• Total profit: $52,232
• Equity at exit: $15,761

10-year hold

• IRR: —
• Equity multiple: 17.24×
• Total profit: $136,453
• Equity at exit: $26,227

Cash invested: $8,400 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,051 high
• Mortgage (P&I): −$157
• Tax from tax record: −$18 /mo · $215/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $643

Break-even live

Break-even rent $238

Max offer price $30,000

Occupancy floor 34%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.08mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	0.18mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	13d	1	0.28mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	0.34mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	43d	1	0.35mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	0.38mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	0.78mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	0.93mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	21d	1	0.96mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	21d	1	0.99mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	1.00mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	1.01mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	1.02mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	1.08mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	1.14mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	1.15mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	1.21mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	43d	1	1.22mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	43d	1	1.25mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	43d	1	1.25mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	43d	1	1.25mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	43d	1	1.26mi
1069 Boulevard Macon, GA	2.0	1.0	832	$900	$1.08	13d	1	1.30mi
1634 Huntley Ridge Dr Macon, GA	2.0	2.0	1100	$950	$0.86	13d	1	1.39mi
1636 Huntley Ridge Dr Macon, GA	2.0	1.5	1100	$950	$0.86	13d	1	1.39mi
1984 Clinton Rd Macon, GA	2.0	2.0	1084	$885	$0.82	21d	1	1.44mi

Listing history 14 events

1. 2026-06-19
   days on market $30,000 Active 18 DOM
2. 2026-06-18
   days on market $30,000 Active 17 DOM
3. 2026-06-17
   days on market $30,000 Active 16 DOM
4. 2026-06-16
   days on market $30,000 Active 15 DOM
5. 2026-06-15
   statusdays on market $30,000 Active 14 DOM
6. 2026-06-14
   days on market $30,000 New 12 DOM
7. 2026-06-13
   days on market $30,000 New 11 DOM
8. 2026-06-10
   days on market $30,000 New 9 DOM
9. 2026-06-09
   days on market $30,000 New 8 DOM
10. 2026-06-08
    days on market $30,000 New 7 DOM
11. 2026-06-07
    days on market $30,000 New 6 DOM
12. 2026-06-03
    days on market $30,000 New 2 DOM
13. 2026-06-02
    remarks 206-char remark
14. 2026-06-02
    listed $30,000 New 1 DOM

ⓘ 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: $215 · $18/mo
• Projected year-2 tax: $276 · $23/mo
• Expected delta: +$61/yr (+$5/mo · 28.3%)

ⓘ 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 ≥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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,612
• − Mortgage interest: −$1,680
• − Property taxes: −$215
• − Insurance: −$150
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$873
• Taxable income: $7,676
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $5,868/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

-45.5% since first listed

3 events — show timeline

• 2026-06-01 Listed $30,000 MGMLS
• 2026-05-31 Listed $30,000 GAMLS
• 2003-07-16 Sold (Public Records) $55,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $215 · +24.8% YoY. Source: county tax records.