1942 Dirk Dr · Macon-Bibb County, GA 31217

$93,000

3 bd · 1.5 ba · 1,330 sqft · SingleFamily public records · 54 Days on market

Built 1959 0.37 ac lot $70/sqft · 31% above area Est $71k · 31% over ↓ 19% since listing

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Investors, here is a chance to add to your portfolio! Check out this charming 3BD 1 and 1/2BA all brick home. Tenant already in place at $1,100 per month. No realtor sign in the yard. Owner is a Licensed Realtor. Please do not go in yard or knock on door and disturb tenant. Cash/Conventional Only. HOME IS SOLD AS IS. NO SHOWINGS UNTIL DUE DILIGENCE PERIOD OF ACCEPTED CONTRACT.

Key facts

• 0.37 acre lot
• 2 parking spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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); 122 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); 50% 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 32% 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 $5k of equity ($643 loan paydown + $4k 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $90,210 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $70,736
• List price: $93,000
• Delta: 31.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1865 Strozier St	0.29mi	3/1.5	1,292 (-3%)	15mo	$82,400	$64	69
2630 Pauladale Dr	0.73mi	3/2.0	1,300 (-2%)	1mo	$170,000	$131	59
765 Magnolia Dr	0.66mi	2/1.0 (-1)	1,316 (-1%)	4mo	$42,500	$32	57
1980 Bayswater Rd	0.48mi	3/1.0	1,200 (-10%)	3mo	$123,600	$103	57
2361 Ollie Dr	0.29mi	4/2.0 (+1)	1,513 (+14%)	3mo	$50,000	$33	54
2354 Danbury Dr	0.54mi	3/1.5	1,266 (-5%)	16mo	$66,000	$52	53
2379 Willis Ct	0.69mi	3/1.5	1,262 (-5%)	11mo	$135,000	$107	50
2410 Tredway Dr	0.50mi	4/1.5 (+1)	1,450 (+9%)	13mo	$135,000	$93	46
836 Sunnydale Dr	0.54mi	3/2.0	1,204 (-10%)	16mo	$82,000	$68	43
2485 Bristol Dr	0.67mi	4/1.0 (+1)	1,430 (+8%)	11mo	$107,000	$75	40
1251 Boone St	0.60mi	3/2.0	1,208 (-9%)	19mo	$115,000	$95	39
2401 Kensington Rd	0.55mi	3/2.0	1,152 (-13%)	17mo	$92,000	$80	36

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: 28.2%
• Equity multiple: 2.76×
• Total profit: $45,804
• Equity at exit: $48,859

10-year hold

• IRR: 30.0%
• Equity multiple: 6.24×
• Total profit: $136,495
• Equity at exit: $81,305

Cash invested: $26,040 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$488
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $341

Break-even live

Break-even rent $750

Max offer price $93,000

Occupancy floor 66%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	44d	1	0.26mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	21d	1	0.38mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	21d	1	0.41mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	0.62mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	0.66mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	0.66mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	44d	1	0.67mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	44d	1	0.67mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	0.77mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$1,050	$1.11	13d	1	0.92mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	44d	1	0.92mi
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	13d	1	0.95mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	44d	1	1.01mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	44d	1	1.01mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	44d	1	1.01mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	21d	1	1.04mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	13d	1	1.04mi
240 Neptune Ct Macon, GA	2.0	1.5	1025	$875	$0.85	21d	1	1.22mi
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	13d	1	1.24mi
2871 New Clinton Rd Macon, GA	3.0	1.0	1100	$1,100	$1.00	44d	1	1.32mi
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	44d	1	1.34mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	13d	1	1.43mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	44d	1	1.43mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	44d	1	1.44mi

Listing history 39 events

1. 2026-06-10
   days on market $93,000 Active 54 DOM
2. 2026-06-09
   days on market $93,000 Active 53 DOM
3. 2026-06-09
   days on market $93,000 Active 52 DOM
4. 2026-06-07
   days on market $93,000 Active 51 DOM
5. 2026-06-03
   days on market $93,000 Active 47 DOM
6. 2026-06-02
   days on market $93,000 Active 46 DOM
7. 2026-06-01
   days on market $93,000 Active 45 DOM
8. 2026-05-31
   days on market $93,000 Active 44 DOM
9. 2026-05-30
   days on market $93,000 Active 43 DOM
10. 2026-05-05
    price $93,000 379-char remark

    Show marketing remark (379 chars)

    Investors, here is a chance to add to your portfolio! Check out this charming 3BD 1 and 1/2BA all brick home. Tenant already in place at $1,100 per month. No realtor sign in the yard. Owner is a Licensed Realtor. Please do not go in yard or knock on door and disturb tenant. Cash/Conventional Only. HOME IS SOLD AS IS. NO SHOWINGS UNTIL DUE DILIGENCE PERIOD OF ACCEPTED CONTRACT.

11. 2026-05-05
    price $93,000 379-char remark

    Show marketing remark (379 chars)

    Investors, here is a chance to add to your portfolio! Check out this charming 3BD 1 and 1/2BA all brick home. Tenant already in place at $1,100 per month. No realtor sign in the yard. Owner is a Licensed Realtor. Please do not go in yard or knock on door and disturb tenant. Cash/Conventional Only. HOME IS SOLD AS IS. NO SHOWINGS UNTIL DUE DILIGENCE PERIOD OF ACCEPTED CONTRACT.

12. 2026-05-05
    price $93,000

    Show marketing remark (379 chars)

    Investors, here is a chance to add to your portfolio! Check out this charming 3BD 1 and 1/2BA all brick home. Tenant already in place at $1,100 per month. No realtor sign in the yard. Owner is a Licensed Realtor. Please do not go in yard or knock on door and disturb tenant. Cash/Conventional Only. HOME IS SOLD AS IS. NO SHOWINGS UNTIL DUE DILIGENCE PERIOD OF ACCEPTED CONTRACT.

13. 2026-04-17
    listed $98,000 New 379-char remark

    Show marketing remark (379 chars)

    Investors, here is a chance to add to your portfolio! Check out this charming 3BD 1 and 1/2BA all brick home. Tenant already in place at $1,100 per month. No realtor sign in the yard. Owner is a Licensed Realtor. Please do not go in yard or knock on door and disturb tenant. Cash/Conventional Only. HOME IS SOLD AS IS. NO SHOWINGS UNTIL DUE DILIGENCE PERIOD OF ACCEPTED CONTRACT.

14. 2026-04-17
    listed $98,000 Active 379-char remark

    Show marketing remark (379 chars)

    Investors, here is a chance to add to your portfolio! Check out this charming 3BD 1 and 1/2BA all brick home. Tenant already in place at $1,100 per month. No realtor sign in the yard. Owner is a Licensed Realtor. Please do not go in yard or knock on door and disturb tenant. Cash/Conventional Only. HOME IS SOLD AS IS. NO SHOWINGS UNTIL DUE DILIGENCE PERIOD OF ACCEPTED CONTRACT.

15. 2026-04-17
    listed $98,000 Active

    Show marketing remark (379 chars)

    Investors, here is a chance to add to your portfolio! Check out this charming 3BD 1 and 1/2BA all brick home. Tenant already in place at $1,100 per month. No realtor sign in the yard. Owner is a Licensed Realtor. Please do not go in yard or knock on door and disturb tenant. Cash/Conventional Only. HOME IS SOLD AS IS. NO SHOWINGS UNTIL DUE DILIGENCE PERIOD OF ACCEPTED CONTRACT.

16. 2025-06-03
    historical
17. 2025-05-22
    historical
18. 2025-04-24
    price $105,000
19. 2025-04-24
    price $105,000
20. 2025-04-24
    price $105,000
21. 2025-03-09
    listed $110,000 Active
22. 2025-03-09
    listed $110,000 New
23. 2025-02-28
    historical $1,100
24. 2025-02-25
    listed $1,100
25. 2024-12-22
    historical $1,200
26. 2024-11-29
    historical
27. 2024-11-29
    historical
28. 2024-11-09
    listed $1,200
29. 2024-08-30
    price $115,000
30. 2024-08-30
    price $115,000
31. 2024-08-30
    price $115,000
32. 2024-07-07
    price $105,000
33. 2024-07-07
    price $105,000
34. 2024-07-07
    price $105,000
35. 2024-06-19
    listed $115,000 Active
36. 2024-06-19
    listed $115,000 New
37. 2023-04-24
    historical
38. 2023-04-20
    price $99,000
39. 2023-01-24
    listed $115,000 New

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $856 · $71/mo
• Expected delta: +$64/yr (+$5/mo · 8.0%)

ⓘ 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 65% 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: $14,186
• − Mortgage interest: −$5,209
• − Property taxes: −$792
• − Insurance: −$465
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,705
• Taxable income: $2,744
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,439/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

-19.1% since first listed

30 events — show timeline

• 2026-05-05 Price Changed $93,000 GAMLS
• 2026-05-05 Price Changed $93,000 FMLS
• 2026-05-05 Price Changed $93,000 CGMLS
• 2026-04-17 Listed $98,000 CGMLS
• 2026-04-17 Listed $98,000 FMLS
• 2026-04-17 Listed $98,000 GAMLS
• 2025-06-03 Listing Removed — FMLS
• 2025-05-22 Listing Removed — GAMLS
• 2025-04-24 Price Changed $105,000 GAMLS
• 2025-04-24 Price Changed $105,000 CGMLS
• 2025-04-24 Price Changed $105,000 FMLS
• 2025-03-09 Listed $110,000 GAMLS
• 2025-03-09 Listed $110,000 FMLS
• 2025-02-28 Rental Removed $1,100 FMLS
• 2025-02-25 Listed for Rent $1,100 FMLS
• 2024-12-22 Rental Removed $1,200 APPFOLIO
• 2024-11-29 Listing Removed — GAMLS
• 2024-11-29 Listing Removed — FMLS
• 2024-11-09 Listed for Rent $1,200 APPFOLIO
• 2024-08-30 Price Changed $115,000 CGMLS
• 2024-08-30 Price Changed $115,000 GAMLS
• 2024-08-30 Price Changed $115,000 FMLS
• 2024-07-07 Price Changed $105,000 GAMLS
• 2024-07-07 Price Changed $105,000 FMLS
• 2024-07-07 Price Changed $105,000 CGMLS
• 2024-06-19 Listed $115,000 GAMLS
• 2024-06-19 Listed $115,000 FMLS
• 2023-04-24 Listing Removed — GAMLS
• 2023-04-20 Price Changed $99,000 GAMLS
• 2023-01-24 Listed $115,000 GAMLS

Property tax history

+10.3%/yr

Latest (2025): $792 · +9.4% YoY. Source: county tax records.