AUBURN Plan · Macon-Bibb County, GA 31052

$238,990

3 bd · 2.5 ba · 1,566 sqft · SingleFamily · 765 Days on market

Excellent condition ↓ 2% since listing

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Why this score? — see what drove the D- 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 +12.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed | 2.

Key facts

• Spacious backyard
• Renovated kitchen
• 2 garage spots

Tags

• RENOVATED KITCHEN
• SPACIOUS BACKYARD

🏗️ New construction. The $238,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $240,248.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $239k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-54 ($-644/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (14.9% below list).
• Recommended offer: $203k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Skyview Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 455 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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: 193 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 765 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,373 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 765 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $240,248
• List price: $238,990
• Delta: -0.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2850 Arrowhead Dr	0.17mi	3/2.0	1,510 (-4%)	2mo	$280,000	$185	82
130 Sundance Ct	0.14mi	3/2.0	1,646 (+5%)	4mo	$262,990	$160	79
104 Sundance Ct	0.30mi	3/2.0	1,646 (+5%)	5mo	$239,888	$146	71
118 Dream Catcher Dr	0.31mi	3/2.0	1,646 (+5%)	7mo	$234,888	$143	69
125 Sundance Ct	0.14mi	4/3.0 (+1)	1,774 (+13%)	3mo	$254,888	$144	62
128 Sundance Ct	0.15mi	4/3.0 (+1)	1,774 (+13%)	4mo	$243,888	$137	60
121 Sundance Ct	0.17mi	4/3.0 (+1)	1,774 (+13%)	3mo	$244,888	$138	60
143 Dream Catcher Dr	0.31mi	4/2.0 (+1)	1,684 (+8%)	7mo	$241,888	$144	60
111 Sundance Ct	0.23mi	4/3.0 (+1)	1,774 (+13%)	2mo	$249,888	$141	58
116 Sundance Ct	0.24mi	4/3.0 (+1)	1,774 (+13%)	5mo	$244,888	$138	56
110 Sundance Ct	0.27mi	4/3.0 (+1)	1,774 (+13%)	6mo	$262,990	$148	54
102 Sundance Ct	0.31mi	4/3.0 (+1)	1,774 (+13%)	6mo	$249,888	$141	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-42,317
• Equity at exit: $35,822

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-41,124
• Equity at exit: $20,772

Cash invested: $67,269 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 13 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $259,939 ($147/sqft)
• Median days on market: 59 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +4.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31052

• Home prices YoY: -19.2%
• Active inventory: 193
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$1,260
• Tax est. 1.5%: −$300 /mo · $3,604/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-54

Break-even live

Break-even rent $2,102

Max offer price $232,484

Occupancy floor 98%

Sensitivity live

Price	-10% $112	-5% $29	+0% $-54	+5% $-137	+10% $-220
Rent	-10% $-214	-5% $-134	+0% $-54	+5% $27	+10% $107
Rate	-1.0pp $67	-0.5pp $7	base $-54	+0.5pp $-116	+1.0pp $-179

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: $60,062
• Closing costs: $7,207
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 Dream Catcher Dr Lizella, GA	3.0	2.0	1566	$2,000	$1.28	184d	1	0.33mi
8177 Eisenhower Pkwy Lizella, GA	3.0	2.0	1755	$2,175	$1.24	0d	1	1.25mi

Listing history 50 events

1. 2026-11-08
   days on market $238,990 Active 765 DOM
2. 2026-11-07
   days on market $238,990 Active 764 DOM
3. 2026-11-06
   days on market $238,990 Active 763 DOM
4. 2026-11-05
   days on market $238,990 Active 762 DOM
5. 2026-11-04
   days on market $238,990 Active 761 DOM
6. 2026-11-02
   days on market $238,990 Active 759 DOM
7. 2026-11-01
   days on market $238,990 Active 758 DOM
8. 2026-10-31
   days on market $238,990 Active 757 DOM
9. 2026-10-30
   days on market $238,990 Active 756 DOM
10. 2026-10-29
    days on market $238,990 Active 755 DOM
11. 2026-10-28
    days on market $238,990 Active 754 DOM
12. 2026-10-27
    days on market $238,990 Active 753 DOM
13. 2026-10-26
    days on market $238,990 Active 752 DOM
14. 2026-10-25
    days on market $238,990 Active 751 DOM
15. 2026-10-24
    days on market $238,990 Active 750 DOM
16. 2026-10-23
    days on market $238,990 Active 749 DOM
17. 2026-10-22
    days on market $238,990 Active 748 DOM
18. 2026-10-21
    days on market $238,990 Active 747 DOM
19. 2026-10-20
    days on market $238,990 Active 746 DOM
20. 2026-10-19
    days on market $238,990 Active 745 DOM
21. 2026-10-18
    days on market $238,990 Active 744 DOM
22. 2026-10-17
    days on market $238,990 Active 743 DOM
23. 2026-10-16
    days on market $238,990 Active 742 DOM
24. 2026-10-15
    days on market $238,990 Active 741 DOM
25. 2026-10-14
    days on market $238,990 Active 740 DOM
26. 2026-10-13
    days on market $238,990 Active 739 DOM
27. 2026-10-12
    days on market $238,990 Active 738 DOM
28. 2026-10-11
    days on market $238,990 Active 737 DOM
29. 2026-10-10
    days on market $238,990 Active 736 DOM
30. 2026-10-09
    days on market $238,990 Active 735 DOM
31. 2026-10-08
    days on market $238,990 Active 734 DOM
32. 2026-10-07
    days on market $238,990 Active 733 DOM
33. 2026-10-06
    days on market $238,990 Active 732 DOM
34. 2026-10-05
    days on market $238,990 Active 731 DOM
35. 2026-10-04
    days on market $238,990 Active 730 DOM
36. 2026-10-04
    days on market $238,990 Active 729 DOM
37. 2026-10-02
    days on market $238,990 Active 728 DOM
38. 2026-10-01
    days on market $238,990 Active 727 DOM
39. 2026-09-30
    days on market $238,990 Active 726 DOM
40. 2026-09-29
    days on market $238,990 Active 725 DOM
41. 2026-09-28
    days on market $238,990 Active 724 DOM
42. 2026-09-27
    days on market $238,990 Active 723 DOM
43. 2026-09-26
    days on market $238,990 Active 722 DOM
44. 2026-09-25
    days on market $238,990 Active 721 DOM
45. 2026-09-24
    days on market $238,990 Active 720 DOM
46. 2026-09-24
    days on market $238,990 Active 719 DOM
47. 2026-09-22
    days on market $238,990 Active 718 DOM
48. 2026-09-21
    days on market $238,990 Active 717 DOM
49. 2026-09-20
    days on market $238,990 Active 716 DOM
50. 2026-09-18
    days on market $238,990 Active 714 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,405
• − Mortgage interest: −$13,458
• − Property taxes: −$3,604
• − Insurance: −$1,201
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$6,989
• Taxable loss: −$4,752
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $497/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from minor exterior painting and landscaping improvements to enhance its curb appeal.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal and can add value ↑
• Resale Landscaping improvements — Enhances curb appeal and can add value ↑
• Both Add smart home features — Improves convenience and can increase both resale and rental value ↑

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Skyview Elementary School F GA #582/1,228 Nat'l #24,950/41,679 Middle Rutland Middle School F GA #349/470 Nat'l #11,652/14,009 High Rutland High School F GA #394/424 Nat'l #16,861/17,239

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 · 148,772 people
• City population: 143,186
• Metro: Macon-Bibb County, GA
• Population (ZIP): 9,308
• Household income: $87,731
• Rent vs Own: 11.0% rent · 89.0% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 23% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

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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: ▼ -47.49%
• Current HPI: 200.3778
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

-2.0% since first listed

11 events — show timeline

• 2026-02-20 Price Changed $238,990 Zillow
• 2026-02-19 Price Changed $235,990 Zillow
• 2026-02-12 Price Changed $232,990 Zillow
• 2026-01-10 Price Changed $230,990 Zillow
• 2025-12-20 Price Changed $227,990 Zillow
• 2025-10-24 Price Changed $223,990 Zillow
• 2025-09-27 Price Changed $233,990 Zillow
• 2025-05-02 Price Changed $238,990 Zillow
• 2025-04-08 Price Changed $236,990 Zillow
• 2025-03-18 Price Changed $234,990 Zillow
• 2024-10-04 Listed $243,990 Zillow