177 Springfield Blvd · Macon-Bibb County, GA 31210

$249,900

3 bd · 2.0 ba · 1,880 sqft · SingleFamily public records · 1 Days on market

Built 1993 10,454 sqft lot Est $254k · at est.

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Why this score? — see what drove the F 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 +11.0/30.0
• ARV discount +8.2/15.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home in North Macon. 3 or 4 bedroom, 2 bath with fresh paint inside and out. New carpet in bedrooms and living room, new tile in both baths. A must see!

Key facts

• Bright open layout
• Shopping centers
• Peaceful deck

Tags

• BRIGHT OPEN LAYOUT
• SPACIOUS LIVING AREAS
• PEACEFUL DECK
• I75 ACCESS
• SHOPPING CENTERS
• VARIETY OF RESTAURANTS

Property features AI

Finance

• HOA & community: No homeowners association; No association fee inclusions

Exterior

• Parking: Attached garage; Attached parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-family residence; House; One and one-half levels; Resale property
• Construction: Built in 1993; Wood siding and other exterior materials; Composition roof
• Exterior features: Lot in public records (approx. 0.24 acre); No notable lot features listed

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 4 bedrooms (3 on main level)
• Flooring: Carpet; Sustainable flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split bedroom plan; Vaulted ceilings; Walk-in closets; Family room; No basement
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (23.8% below list).
• Recommended offer: $190k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Springdale Elementary School (math 32% / reading 37%, grade F, #531 of 1,228 statewide, top 45%, 562 students, 100% FRL); Howard High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 1,076 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 rising (+1.7%/yr); 235 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $191k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $190,490 (23.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.76% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $253,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
199 Springfield Blvd	0.10mi	3/2.5	1,816 (-3%)	5mo	$260,000	$143	84
305 Ashville Ct	0.17mi	3/2.0	1,950 (+4%)	8mo	$239,500	$123	80
196 Springfield Blvd	0.08mi	4/2.5 (+1)	1,752 (-7%)	10mo	$250,000	$143	70
178 Springfield Blvd	0.03mi	4/2.5 (+1)	2,077 (+10%)	5mo	$200,000	$96	70
132 N Springs Ct	0.28mi	2/2.0 (-1)	1,946 (+4%)	8mo	$139,900	$72	70
461 Ashville Dr	0.12mi	3/2.5	2,102 (+12%)	9mo	$228,000	$108	65
480 Ashville	0.11mi	3/2.5	1,662 (-12%)	13mo	$225,000	$135	63
176 N Springs Ct	0.24mi	3/2.0	1,632 (-13%)	7mo	$160,000	$98	61
5341 Northside Dr	0.66mi	4/2.5 (+1)	1,897 (+1%)	4mo	$226,600	$119	58
200 N Wesleyan Cir	0.66mi	3/2.0	1,668 (-11%)	6mo	$245,000	$147	46
138 Rivoli Oaks Cir	0.70mi	4/3.0 (+1)	2,005 (+7%)	2mo	$278,000	$139	46
113 Rivoli Oaks Cir	0.57mi	3/2.0	1,664 (-12%)	12mo	$235,000	$141	44

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.29×
• Total profit: $-49,566
• Equity at exit: $37,261

10-year hold

• IRR: -16.8%
• Equity multiple: 0.12×
• Total profit: $-61,581
• Equity at exit: $21,607

Cash invested: $69,972 (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 31210

• Rents YoY: 1.7%
• Active inventory: 235
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$194 /mo · $2,324/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-103

Break-even live

Break-even rent $2,036

Max offer price $231,634

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-33	+0% $-103	+5% $-174	+10% $-245
Rent	-10% $-254	-5% $-179	+0% $-103	+5% $-28	+10% $47
Rate	-1.0pp $22	-0.5pp $-40	base $-103	+0.5pp $-168	+1.0pp $-234

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Brieghton Ct Macon, GA	4.0	2.5	2046	$2,500	$1.22	44d	1	0.07mi
425 Ashville Dr Macon, GA	4.0	2.5	2048	$2,035	$0.99	44d	1	0.16mi
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,100	$0.82	21d	1	0.24mi
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,200	$0.89	44d	1	0.24mi
5235 Bowman Rd Macon, GA	1.0–3.0	1.0–2.0	1225	$1,995	$1.63	14d	17	0.81mi
526 Edgefield Way Macon, GA	4.0	2.5	2182	$2,400	$1.10	44d	1	0.90mi
643 Millrun Ct Macon, GA	3.0	2.5	2355	$2,400	$1.02	44d	1	1.02mi
810 Wesleyan Dr Macon, GA	3.0	2.0	1337	$1,900	$1.42	44d	1	1.11mi
214 Sheraton Dr Macon, GA	1.0–2.0	1.0–2.0	1064	$1,635	$1.54	14d	7	1.17mi
105 Bass Plantation Dr Macon, GA	1.0–2.0	1.0–2.0	1026	$1,315	$1.28	14d	8	1.21mi
4358 Riverside Dr Macon, GA	1.0–3.0	1.0–2.0	1050	$1,799	$1.71	14d	29	1.35mi

Listing history 17 events

1. 2026-05-22
   status Under Contract
2. 2026-05-21
   listed $249,900 New
3. 2023-08-07
   historical $1,800
4. 2023-08-06
   listed $1,800
5. 2021-04-07
   soldstatus $191,000
6. 2021-04-05
   soldstatus $191,000 Sold 159-char remark

   Show marketing remark (159 chars)

   Lovely home in North Macon. 3 or 4 bedroom, 2 bath with fresh paint inside and out. New carpet in bedrooms and living room, new tile in both baths. A must see!

7. 2021-04-05
   soldstatus $191,000 159-char remark

   Show marketing remark (159 chars)

   Lovely home in North Macon. 3 or 4 bedroom, 2 bath with fresh paint inside and out. New carpet in bedrooms and living room, new tile in both baths. A must see!

8. 2021-04-05
   soldstatus $191,000

   Show marketing remark (159 chars)

   Lovely home in North Macon. 3 or 4 bedroom, 2 bath with fresh paint inside and out. New carpet in bedrooms and living room, new tile in both baths. A must see!

9. 2021-03-06
   historical 159-char remark

   Show marketing remark (159 chars)

   Lovely home in North Macon. 3 or 4 bedroom, 2 bath with fresh paint inside and out. New carpet in bedrooms and living room, new tile in both baths. A must see!

10. 2021-02-24
    listed $187,000 159-char remark

    Show marketing remark (159 chars)

    Lovely home in North Macon. 3 or 4 bedroom, 2 bath with fresh paint inside and out. New carpet in bedrooms and living room, new tile in both baths. A must see!

11. 2021-02-24
    listed $187,000 159-char remark

    Show marketing remark (159 chars)

    Lovely home in North Macon. 3 or 4 bedroom, 2 bath with fresh paint inside and out. New carpet in bedrooms and living room, new tile in both baths. A must see!

12. 2021-02-24
    listed $187,000

    Show marketing remark (159 chars)

    Lovely home in North Macon. 3 or 4 bedroom, 2 bath with fresh paint inside and out. New carpet in bedrooms and living room, new tile in both baths. A must see!

13. 2020-10-31
    historical
14. 2020-07-23
    listed $159,900
15. 2007-06-28
    soldstatus $165,500
16. 1999-06-18
    soldstatus $127,000
17. 1997-10-31
    soldstatus $124,500

ⓘ 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: $2,324 · $194/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,859
• − Mortgage interest: −$13,998
• − Property taxes: −$2,324
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$7,270
• Taxable loss: −$5,640
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $113/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): 33,288
• Household income: $78,447
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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 0.62)
• Race & ethnicity: White 52% Black 32% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -144.60%
• Current HPI: 172.1313
• Rent YoY: ▲ 1.71%
• 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

+100.7% since first listed

17 events — show timeline

• 2026-05-22 Pending — GAMLS
• 2026-05-21 Listed $249,900 GAMLS
• 2023-08-07 Rental Removed $1,800 APPFOLIO
• 2023-08-06 Listed for Rent $1,800 APPFOLIO
• 2021-04-07 Sold (Public Records) $191,000 Public Records
• 2021-04-05 Sold (MLS) $191,000 CGMLS
• 2021-04-05 Sold (MLS) $191,000 MGMLS
• 2021-04-05 Sold (MLS) $191,000 GAMLS
• 2021-03-06 Listing Removed — GAMLS
• 2021-02-24 Listed $187,000 CGMLS
• 2021-02-24 Listed $187,000 MGMLS
• 2021-02-24 Listed $187,000 GAMLS
• 2020-10-31 Listing Removed — FMLS
• 2020-07-23 Listed $159,900 FMLS
• 2007-06-28 Sold (Public Records) $165,500 Public Records
• 1999-06-18 Sold (Public Records) $127,000 Public Records
• 1997-10-31 Sold (Public Records) $124,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,324 · +2.6% YoY. Source: county tax records.