149 Tanner Ter · Macon-Bibb County, GA 31217

$135,000

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 128 Days on market

Built 1958 0.51 ac lot $102/sqft · 10% above area Est $123k · 10% over ↓ 10% 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 +22.1/30.0
• Appreciation +7.2/10.0
• DSCR +7.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• ARV discount +3.0/15.0
• Schools +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 3-bedroom, 2-bath home offers the perfect combination of updates and value! The updated kitchen features modern finishes and plenty of space for cooking and gathering. Brand-new flooring in the main living areas gives the home a fresh, move-in-ready feel. Out back, you'll love the detached shop/garage, perfect for extra storage, hobbies, or a workspace. All of this at a great price makes this home one you don't want to miss!

Key facts

• Detached shop
• Updated kitchen
• 0.51 acre lot

Tags

• UPDATED KITCHEN
• DETACHED SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (4.2% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Jones County (rural): math 32% / reading 34% proficiency, ranked #72 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.8%/yr); 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 106 units permitted in Jones County in 2024 (6 in 5+ unit buildings).
• This rent runs 35% 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 $7k of equity ($933 loan paydown + $6k appreciation (4.3% local appreciation)).
• Jones County population projected at -11% 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1958 — 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: 0.96% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (median comp): $122,797
• List price: $135,000
• Delta: 9.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 E Virginia Ave	0.21mi	3/2.0	1,400 (+6%)	8mo	$75,000	$54	71
134 E Virginia Ave	0.17mi	3/2.0	1,140 (-14%)	8mo	$134,900	$118	58
160 Country World Dr	0.73mi	3/2.0	1,288 (-3%)	13mo	$236,000	$183	47
148 Country World Dr	0.66mi	3/2.0	1,522 (+15%)	4mo	$274,900	$181	37

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: 19.6%
• Equity multiple: 2.23×
• Total profit: $46,492
• Equity at exit: $70,924

10-year hold

• IRR: 22.1%
• Equity multiple: 4.90×
• Total profit: $147,575
• Equity at exit: $118,024

Cash invested: $37,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $217

Break-even live

Break-even rent $1,018

Max offer price $135,000

Occupancy floor 78%

Sensitivity live

Price	-10% $294	-5% $256	+0% $217	+5% $179	+10% $141
Rent	-10% $115	-5% $166	+0% $217	+5% $268	+10% $320
Rate	-1.0pp $285	-0.5pp $252	base $217	+0.5pp $182	+1.0pp $147

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Cole Dr Macon, GA	4.0	2.0	1628	$1,950	$1.20	14d	1	1.07mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	45d	1	1.24mi
3358 Club Dr Macon, GA	3.0	1.5	1218	$900	$0.74	44d	1	1.29mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	21d	1	1.48mi

Listing history 19 events

1. 2026-06-19
   days on market $135,000 Active 128 DOM
2. 2026-06-18
   days on market $135,000 Active 127 DOM
3. 2026-06-17
   days on market $135,000 Active 126 DOM
4. 2026-06-16
   days on market $135,000 Active 125 DOM
5. 2026-06-15
   days on market $135,000 Active 124 DOM
6. 2026-06-14
   statusdays on market $135,000 Active 122 DOM
7. 2026-06-13
   pricestatusdays on market $135,000 Price Change 121 DOM
8. 2026-06-10
   days on market $149,000 Active 119 DOM
9. 2026-06-09
   days on market $149,000 Active 118 DOM
10. 2026-06-08
    days on market $149,000 Active 117 DOM
11. 2026-06-07
    days on market $149,000 Active 116 DOM
12. 2026-06-02
    days on market $149,000 Active 111 DOM
13. 2026-06-01
    days on market $149,000 Active 110 DOM
14. 2026-05-31
    days on market $149,000 Active 109 DOM
15. 2026-05-30
    days on market $149,000 Active 108 DOM
16. 2026-05-04
    price $149,000 442-char remark

    Show marketing remark (442 chars)

    This charming 3-bedroom, 2-bath home offers the perfect combination of updates and value! The updated kitchen features modern finishes and plenty of space for cooking and gathering. Brand-new flooring in the main living areas gives the home a fresh, move-in-ready feel. Out back, you'll love the detached shop/garage, perfect for extra storage, hobbies, or a workspace. All of this at a great price makes this home one you don't want to miss!

17. 2026-05-04
    price $149,000 442-char remark

    Show marketing remark (442 chars)

    This charming 3-bedroom, 2-bath home offers the perfect combination of updates and value! The updated kitchen features modern finishes and plenty of space for cooking and gathering. Brand-new flooring in the main living areas gives the home a fresh, move-in-ready feel. Out back, you'll love the detached shop/garage, perfect for extra storage, hobbies, or a workspace. All of this at a great price makes this home one you don't want to miss!

18. 2026-02-11
    listed $165,000 New 442-char remark

    Show marketing remark (442 chars)

    This charming 3-bedroom, 2-bath home offers the perfect combination of updates and value! The updated kitchen features modern finishes and plenty of space for cooking and gathering. Brand-new flooring in the main living areas gives the home a fresh, move-in-ready feel. Out back, you'll love the detached shop/garage, perfect for extra storage, hobbies, or a workspace. All of this at a great price makes this home one you don't want to miss!

19. 2026-02-11
    listed $165,000 Active 442-char remark

    Show marketing remark (442 chars)

    This charming 3-bedroom, 2-bath home offers the perfect combination of updates and value! The updated kitchen features modern finishes and plenty of space for cooking and gathering. Brand-new flooring in the main living areas gives the home a fresh, move-in-ready feel. Out back, you'll love the detached shop/garage, perfect for extra storage, hobbies, or a workspace. All of this at a great price makes this home one you don't want to miss!

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$758/yr (+$63/mo · 156.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,522
• − Mortgage interest: −$7,562
• − Property taxes: −$484
• − Insurance: −$675
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,927
• Taxable income: $391
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $2,515/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: Jones County
• NCES district ID: 1303150
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $51,630
• Composite: 28.84/100
• National rank: #6649
• State rank: #72 of 174 in GA

Livability — Macon-Bibb County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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 (Jones County) Hauer SSP2

• Today (2025): 28,682 people
• By 2030: 28,394 · -1.0%
• By 2040: 27,246 · -5.0%
• By 2050: 25,575 · -10.8%
• By 2075: 21,857 · -23.8%
• By 2100: 17,453 · -39.1%

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 · Jones

• 2024 margin: Solid R (+38.0) · D 30.8% · R 68.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -25.8pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+33.9 2016: R+34.7 2012: R+28.7 2008: R+25.8

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

-9.7% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $149,000 MGMLS
• 2026-05-04 Price Changed $149,000 GAMLS
• 2026-02-11 Listed $165,000 MGMLS
• 2026-02-11 Listed $165,000 GAMLS

Property tax history

-0.0%/yr

Latest (2025): $484 · +46.4% YoY. Source: county tax records.