2165 Griffin Rd · Macon-Bibb County, GA 31216

$105,000

3 bd · 1.5 ba · 1,374 sqft · SingleFamily public records · 357 Days on market

Built 1953 Fair condition 1.01 ac lot $76/sqft · 54% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Rent growth +1.9/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! 3BR/1.5BA with bonus room for added living space, office or a 4th bedroom. Full electrical update completed March 2025. Situated on 1 acre with lots of storage space! There is also 32x20 carport on slab with an attached barn. Great potential to update and make it your own! Home is sold as-is.

Key facts

• 32x20 carport
• 2 storage sheds
• Bonus room

Tags

• BONUS ROOM
• FULL ELECTRICAL UPDATE
• 1 ACRE
• 2 STORAGE SHEDS
• 32X20 CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 5.8% 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.
• Zoned schools: Heard Elementary School (math 25% / reading 33%, grade F, #663 of 1,228 statewide, top 54%, 541 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: Rents soft (-2.3%/yr); 266 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.55% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.37%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (median comp): $227,693
• List price: $105,000
• Delta: -53.89%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Griffin Rd	0.25mi	3/2.0	1,648 (+20%)	17mo	$270,000	$164	48
1555 Flanagan Dr	1.24mi	4/2.0 (+1)	1,440 (+5%)	9mo	$160,000	$111	42
218 Natchez Trce	1.35mi	3/2.0	1,578 (+15%)	1mo	$259,500	$164	38
4068 Liberty Estates Dr	0.79mi	3/2.5	1,597 (+16%)	2mo	$229,000	$143	34
4037 Liberty Estates Dr	0.87mi	3/2.5	1,614 (+18%)	9mo	$235,000	$146	28
139 Lew Dr	1.50mi	3/2.0	1,610 (+17%)	23mo	$234,000	$145	19
289 Amanda Dr	1.24mi	3/2.0	1,704 (+24%)	24mo	$243,000	$143	18
110 Fawn Ct	1.48mi	4/2.5 (+1)	1,716 (+25%)	29mo	$265,000	$154	11

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.61×
• Total profit: $17,789
• Equity at exit: $15,656

10-year hold

• IRR: 22.1%
• Equity multiple: 2.63×
• Total profit: $47,982
• Equity at exit: $9,078

Cash invested: $29,400 (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 →

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

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

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

ZIP-level market 31216

• Rents YoY: -2.3%
• Active inventory: 266
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $622

Break-even live

Break-even rent $840

Max offer price $105,000

Occupancy floor 57%

Sensitivity live

Price	-10% $681	-5% $651	+0% $622	+5% $592	+10% $562
Rent	-10% $493	-5% $557	+0% $622	+5% $686	+10% $750
Rate	-1.0pp $674	-0.5pp $648	base $622	+0.5pp $594	+1.0pp $567

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4057 Liberty Estates Dr Macon, GA	3.0	2.0	1747	$1,845	$1.06	116d	1	0.85mi

Listing history 50 events

1. 2026-09-24
   days on market $105,000 Active 357 DOM
2. 2026-09-22
   days on market $105,000 Active 356 DOM
3. 2026-09-21
   days on market $105,000 Active 355 DOM
4. 2026-09-20
   days on market $105,000 Active 354 DOM
5. 2026-09-18
   days on market $105,000 Active 352 DOM
6. 2026-09-17
   days on market $105,000 Active 351 DOM
7. 2026-09-16
   days on market $105,000 Active 350 DOM
8. 2026-09-15
   days on market $105,000 Active 349 DOM
9. 2026-09-14
   days on market $105,000 Active 348 DOM
10. 2026-09-13
    days on market $105,000 Active 347 DOM
11. 2026-09-12
    days on market $105,000 Active 346 DOM
12. 2026-09-11
    days on market $105,000 Active 345 DOM
13. 2026-09-05
    days on market $105,000 Active 339 DOM
14. 2026-09-04
    days on market $105,000 Active 338 DOM
15. 2026-09-03
    days on market $105,000 Active 337 DOM
16. 2026-08-31
    days on market $105,000 Active 334 DOM
17. 2026-08-30
    days on market $105,000 Active 333 DOM
18. 2026-08-29
    days on market $105,000 Active 332 DOM
19. 2026-08-28
    days on market $105,000 Active 331 DOM
20. 2026-08-27
    days on market $105,000 Active 330 DOM
21. 2026-08-25
    days on market $105,000 Active 328 DOM
22. 2026-08-24
    days on market $105,000 Active 327 DOM
23. 2026-08-23
    days on market $105,000 Active 326 DOM
24. 2026-08-22
    days on market $105,000 Active 325 DOM
25. 2026-08-21
    days on market $105,000 Active 324 DOM
26. 2026-08-20
    days on market $105,000 Active 323 DOM
27. 2026-08-19
    days on market $105,000 Active 322 DOM
28. 2026-08-18
    remarks 526-char remark
29. 2026-08-18
    days on market $105,000 Active 321 DOM
30. 2026-08-17
    days on market $105,000 Active 320 DOM
31. 2026-08-16
    days on market $105,000 Active 319 DOM
32. 2026-08-15
    days on market $105,000 Active 318 DOM
33. 2026-08-14
    days on market $105,000 Active 317 DOM
34. 2026-08-13
    days on market $105,000 Active 316 DOM
35. 2026-08-12
    days on market $105,000 Active 315 DOM
36. 2026-08-11
    days on market $105,000 Active 314 DOM
37. 2026-08-10
    days on market $105,000 Active 313 DOM
38. 2026-08-09
    days on market $105,000 Active 312 DOM
39. 2026-08-08
    days on market $105,000 Active 311 DOM
40. 2026-08-07
    days on market $105,000 Active 310 DOM
41. 2026-08-06
    days on market $105,000 Active 309 DOM
42. 2026-08-05
    days on market $105,000 Active 308 DOM
43. 2026-08-04
    days on market $105,000 Active 307 DOM
44. 2026-08-03
    days on market $105,000 Active 306 DOM
45. 2026-07-31
    days on market $105,000 Active 303 DOM
46. 2026-07-30
    days on market $105,000 Active 302 DOM
47. 2026-07-29
    days on market $105,000 Active 301 DOM
48. 2026-07-27
    days on market $105,000 Active 299 DOM
49. 2026-07-25
    days on market $105,000 Active 297 DOM
50. 2026-07-24
    days on market $105,000 Active 296 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: $832 · $69/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$134/yr (+$11/mo · 16.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,523
• − Mortgage interest: −$5,882
• − Property taxes: −$832
• − Insurance: −$525
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$3,055
• Taxable income: $6,106
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $5,993/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $34,350–$61,830 screening

This home requires moderate repairs to its exterior and interior, including painting, siding, and flooring. A fresh coat of paint and new flooring would significantly enhance its curb appeal and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Moderate siding — Weathered and chipped
• Moderate paint — Chipped and peeling
• Major flooring — Worn and in need of replacement

Value-add opportunities

• Both paint and siding repair — Enhances curb appeal and interior aesthetics ↑
• Both new flooring — Improves living space and rental appeal ↑
• Both roof inspection and potential replacement — Ensures structural integrity and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Heard Elementary School F GA #663/1,228 Nat'l #27,846/41,679 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 County · 148,772 people
• City population: 143,186
• Metro: Macon-Bibb County, GA
• Population (ZIP): 16,328
• Household income: $72,452
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 6% of renters

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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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Korean 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: ▼ -135.37%
• Current HPI: 211.3565
• Rent YoY: ▼ -2.31%
• Metro: Macon-Bibb County, GA
• 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

+16.7% since first listed

7 events — show timeline

• 2026-03-25 Price Changed $105,000 CGMLS
• 2026-03-25 Price Changed $105,000 GAMLS
• 2026-03-11 Price Changed $110,000 CGMLS
• 2026-03-11 Price Changed $110,000 GAMLS
• 2025-10-01 Listed $115,000 CGMLS
• 2025-09-25 Listed $115,000 GAMLS
• 2004-01-14 Sold (Public Records) $90,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $832 · +1.2% YoY. Source: county tax records.