3434 Majestic Ct · Macon-Bibb County, GA 31217

$125,000

5 bd · 1.5 ba · 2,737 sqft · SingleFamily public records · 196 Days on market

Built 1970 8,276 sqft lot $46/sqft · 35% below area Est $194k · 35% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

Key facts

• Rooms for storage
• 8,276 sq ft lot
• Garage

Tags

• PRIVATE SCREENED IN BACK PORCH
• TWO CAR TANDEM GARAGE
• ROOMS FOR STORAGE

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% 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 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 (+10.8%/yr); 124 active listings in the ZIP; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $5k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 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.
• Current owner paid $51k; list at $125k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1970 — 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: 1.24% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $193,538
• List price: $125,000
• Delta: -35.41%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4121 Irwinton Rd	0.55mi	4/3.0 (-1)	2,825 (+3%)	6mo	$235,000	$83	53

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: 27.3%
• Equity multiple: 2.71×
• Total profit: $59,771
• Equity at exit: $65,670

10-year hold

• IRR: 29.2%
• Equity multiple: 6.11×
• Total profit: $178,803
• Equity at exit: $109,281

Cash invested: $35,000 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 124
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $435

Break-even live

Break-even rent $994

Max offer price $125,000

Occupancy floor 67%

Sensitivity live

Price	-10% $505	-5% $470	+0% $435	+5% $399	+10% $364
Rent	-10% $313	-5% $374	+0% $435	+5% $496	+10% $557
Rate	-1.0pp $498	-0.5pp $466	base $435	+0.5pp $402	+1.0pp $369

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $125,000 Active 196 DOM
2. 2026-06-19
   days on market $125,000 Active 194 DOM
3. 2026-06-18
   days on market $125,000 Active 193 DOM
4. 2026-06-17
   days on market $125,000 Active 192 DOM
5. 2026-06-16
   days on market $125,000 Active 191 DOM
6. 2026-06-15
   days on market $125,000 Active 190 DOM
7. 2026-06-14
   days on market $125,000 Active 188 DOM
8. 2026-06-13
   days on market $125,000 Active 187 DOM
9. 2026-06-10
   days on market $125,000 Active 185 DOM
10. 2026-06-09
    days on market $125,000 Active 184 DOM
11. 2026-06-09
    days on market $125,000 Active 183 DOM
12. 2026-06-07
    days on market $125,000 Active 182 DOM
13. 2026-06-03
    days on market $125,000 Active 178 DOM
14. 2026-06-02
    days on market $125,000 Active 177 DOM
15. 2026-06-01
    days on market $125,000 Active 176 DOM
16. 2026-05-31
    days on market $125,000 Active 175 DOM
17. 2026-05-30
    days on market $125,000 Active 174 DOM
18. 2026-05-11
    status Active 351-char remark

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

19. 2026-05-09
    historical 351-char remark

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

20. 2026-04-10
    status Active 351-char remark

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

21. 2026-04-10
    status Back On Market

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

22. 2026-04-10
    status Active 351-char remark

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

23. 2026-03-12
    historical Active Under Contract 351-char remark

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

24. 2026-03-12
    status Pending 351-char remark

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

25. 2026-03-12
    status Under Contract

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

26. 2025-11-08
    listed $125,000 Active 351-char remark

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

27. 2025-11-08
    listed $125,000 New

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

28. 2025-11-08
    listed $125,000 Active 351-char remark

    Show marketing remark (351 chars)

    Much as been completed with some more things to be done. Definitely livable while giving it the final touches. Five complete bedrooms with 3 other rooms that can be used for an office, a game room and a play rooms. So many options. A two car tandem garage is spacious. At least 3 rooms for storage on the lower level. A private screened in back porch.

29. 2025-10-11
    historical
30. 2025-08-25
    price $140,000
31. 2025-08-25
    price $140,000
32. 2025-07-14
    price $148,000
33. 2025-07-14
    price $148,000
34. 2025-04-10
    listed $150,000 New
35. 2023-08-14
    soldstatus $51,000

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$215/yr (+$18/mo · 23.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $18,533
• − Mortgage interest: −$7,002
• − Property taxes: −$935
• − Insurance: −$625
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,636
• Taxable income: $3,370
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $4,406/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

+145.1% since first listed

18 events — show timeline

• 2026-05-11 Relisted — MGMLS
• 2026-05-09 Delisted — MGMLS
• 2026-04-10 Relisted — CGMLS
• 2026-04-10 Relisted — GAMLS
• 2026-04-10 Relisted — MGMLS
• 2026-03-12 Contingent — MGMLS
• 2026-03-12 Pending — CGMLS
• 2026-03-12 Pending — GAMLS
• 2025-11-08 Listed $125,000 CGMLS
• 2025-11-08 Listed $125,000 GAMLS
• 2025-11-08 Listed $125,000 MGMLS
• 2025-10-11 Listing Removed — GAMLS
• 2025-08-25 Price Changed $140,000 MGMLS
• 2025-08-25 Price Changed $140,000 GAMLS
• 2025-07-14 Price Changed $148,000 MGMLS
• 2025-07-14 Price Changed $148,000 GAMLS
• 2025-04-10 Listed $150,000 GAMLS
• 2023-08-14 Sold (Public Records) $51,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $935 · -1.3% YoY. Source: county tax records.