2165 Griffin Rd · Macon-Bibb County, GA 31216

$105,000

3 bd · 1.5 ba · 1,374 sqft · SingleFamily public records · 261 Days on market

Built 1953 1.01 ac lot $76/sqft · 49% below area Est $206k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.2/10.0
• 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.

Deal economics

• At list price, monthly cash flow is $643 ($8k/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 13.6% 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 soft (-2.3%/yr); 195 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 261 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 261 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 1953 — 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: 1.58% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.25%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (median comp): $205,598
• List price: $105,000
• Delta: -48.93%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.65×
• Total profit: $19,091
• Equity at exit: $15,656

10-year hold

• IRR: 23.1%
• Equity multiple: 2.72×
• Total profit: $50,586
• 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 →

ZIP-level market 31216

• Rents YoY: -2.3%
• Active inventory: 195
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $643

Break-even live

Break-even rent $840

Max offer price $105,000

Occupancy floor 56%

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
• 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	21d	1	0.85mi

Listing history 23 events

1. 2026-06-19
   days on market $105,000 Active 261 DOM
2. 2026-06-18
   days on market $105,000 Active 260 DOM
3. 2026-06-17
   days on market $105,000 Active 259 DOM
4. 2026-06-16
   days on market $105,000 Active 258 DOM
5. 2026-06-15
   days on market $105,000 Active 257 DOM
6. 2026-06-14
   days on market $105,000 Active 255 DOM
7. 2026-06-13
   days on market $105,000 Active 254 DOM
8. 2026-06-10
   days on market $105,000 Active 252 DOM
9. 2026-06-09
   days on market $105,000 Active 251 DOM
10. 2026-06-09
    days on market $105,000 Active 250 DOM
11. 2026-06-07
    days on market $105,000 Active 249 DOM
12. 2026-06-03
    days on market $105,000 Active 245 DOM
13. 2026-06-02
    days on market $105,000 Active 244 DOM
14. 2026-06-01
    days on market $105,000 Active 243 DOM
15. 2026-05-31
    days on market $105,000 Active 242 DOM
16. 2026-05-30
    days on market $105,000 Active 241 DOM
17. 2026-03-25
    price $105,000 311-char remark

    Show marketing remark (311 chars)

    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.

18. 2026-03-25
    price $105,000 311-char remark

    Show marketing remark (311 chars)

    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.

19. 2026-03-11
    price $110,000 311-char remark

    Show marketing remark (311 chars)

    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.

20. 2026-03-11
    price $110,000 311-char remark

    Show marketing remark (311 chars)

    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.

21. 2025-10-01
    listed $115,000 Active 311-char remark

    Show marketing remark (311 chars)

    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.

22. 2025-09-25
    listed $115,000 New 311-char remark

    Show marketing remark (311 chars)

    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.

23. 2004-01-14
    soldstatus $90,000

ⓘ 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: $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: $19,852
• − Mortgage interest: −$5,882
• − Property taxes: −$832
• − Insurance: −$525
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$3,055
• Taxable income: $6,383
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $6,187/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): 16,328
• Household income: $72,452
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 161.0

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: 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%

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

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.