3866 Myrtle Ct · Macon-Bibb County, GA 31206

$80,000

4 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 31 Days on market

Built 1942 0.53 ac lot Est $85k · 6% 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 +29.7/30.0
• ARV discount +10.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great price for the space. You don't want to miss this opportunity.

Key facts

• 0.53 acre lot
• Built 1942
• Listed 30 days

Property features AI

Finance

• Other: Lot is level, in a cul-de-sac and city lot (approximately 0.53 acre); Listing accepts Cash, Conventional and 1031 Exchange
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking with parking pad; Open parking available
• Utilities: Public water available; Public sewer (sewer connected); Electricity available
• Home design: Single-family house; Residential resale; Built in 1942
• Construction: Vinyl siding; Composition roof; House structure
• Exterior features: Chain link fence

Interior

• Kitchen: Refrigerator included; Laundry area located in the kitchen
• Bedrooms: 4 bedrooms (1 on lower level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; Two levels
• Laundry & utility: In-kitchen laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (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.
• Zoned schools: Bruce Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 434 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 rising fast (+5.0%/yr); 207 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 + 5.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.49% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $84,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3970 Emory Dr	0.22mi	3/2.0 (-1)	1,394 (-8%)	1mo	$27,000	$19	70
573 Villa Esta Cir	0.56mi	4/2.0	1,524 (+1%)	8mo	$132,000	$87	66
935 Troupe St	0.43mi	4/2.0	1,430 (-6%)	6mo	$85,000	$59	66
3930 Mathis St	0.15mi	3/2.0 (-1)	1,720 (+14%)	1mo	$72,000	$42	65
673 Villa Esta Ave	0.41mi	3/2.0 (-1)	1,604 (+6%)	4mo	$139,900	$87	63
932 Quinlan Dr	0.61mi	3/2.0 (-1)	1,411 (-7%)	4mo	$50,500	$36	51
587 Robert Henry St	0.71mi	3/2.0 (-1)	1,466 (-3%)	7mo	$148,000	$101	51
575 Richmond St	0.57mi	4/2.0	1,346 (-11%)	5mo	$125,000	$93	50
730 Newberg Ave	0.51mi	3/1.0 (-1)	1,367 (-10%)	6mo	$15,000	$11	46
4322 Mikado Ave	0.75mi	3/2.0 (-1)	1,344 (-11%)	5mo	$75,500	$56	37
1205 Buena Vista Ave	0.59mi	3/1.0 (-1)	1,321 (-13%)	8mo	$8,000	$6	36
3819 Frances Dr	0.74mi	4/1.0	1,293 (-15%)	6mo	$68,000	$53	33

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.37×
• Total profit: $8,214
• Equity at exit: $11,928

10-year hold

• IRR: 20.1%
• Equity multiple: 2.88×
• Total profit: $42,051
• Equity at exit: $6,917

Cash invested: $22,400 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$420
• Tax from tax record: −$195 /mo · $2,342/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $292

Break-even live

Break-even rent $820

Max offer price $80,000

Occupancy floor 70%

Sensitivity live

Price	-10% $338	-5% $315	+0% $292	+5% $270	+10% $247
Rent	-10% $198	-5% $245	+0% $292	+5% $339	+10% $386
Rate	-1.0pp $333	-0.5pp $313	base $292	+0.5pp $272	+1.0pp $251

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.07mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	0.22mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	22d	1	0.31mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	14d	1	0.32mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	22d	1	0.47mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.49mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	0.49mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.54mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	0.64mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	0.71mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	22d	1	0.76mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	0.86mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	22d	1	0.89mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	0.89mi
645 Rutherford Ave Macon, GA	4.0	2.0	1481	$1,395	$0.94	44d	1	0.91mi
1334 Dewey St Macon, GA	3.0	2.0	1942	$1,300	$0.67	22d	1	0.96mi
524 Carmen Pl Macon, GA	3.0	1.0	1175	$1,050	$0.89	44d	1	1.08mi
520 Nelson St Macon, GA	3.0	1.0	1208	$1,225	$1.01	14d	1	1.16mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	22d	1	1.26mi
495 Pittman St Macon, GA	3.0	2.0	1324	$995	$0.75	44d	1	1.32mi

Listing history 31 events

1. 2026-06-19
   days on market $80,000 Active 31 DOM
2. 2026-06-18
   days on market $80,000 Active 30 DOM
3. 2026-06-17
   days on market $80,000 Active 29 DOM
4. 2026-06-16
   days on market $80,000 Active 28 DOM
5. 2026-06-15
   days on market $80,000 Active 27 DOM
6. 2026-06-14
   days on market $80,000 Active 25 DOM
7. 2026-06-13
   statusdays on market $80,000 Active 24 DOM
8. 2026-06-10
   days on market $80,000 Price Change 22 DOM
9. 2026-06-09
   days on market $80,000 Price Change 21 DOM
10. 2026-06-09
    pricestatus $80,000 Price Change 20 DOM
11. 2026-06-08
    days on market $89,500 Active 20 DOM
12. 2026-06-07
    days on market $89,500 Active 19 DOM
13. 2026-06-03
    days on market $89,500 Active 15 DOM
14. 2026-06-02
    statusdays on market $89,500 Active 14 DOM
15. 2026-06-01
    days on market $89,500 New 13 DOM
16. 2026-05-31
    days on market $89,500 New 12 DOM
17. 2026-05-30
    days on market $89,500 New 11 DOM
18. 2026-05-19
    listed $89,500 New
19. 2025-10-14
    soldstatus $40,000 Sold 68-char remark

    Show marketing remark (68 chars)

    Great price for the space. You don't want to miss this opportunity.

20. 2025-10-13
    soldstatus $40,000 Closed 67-char remark

    Show marketing remark (67 chars)

    Great price for the space. You don't want to miss this opportunity.

21. 2025-10-04
    status Under Contract 68-char remark

    Show marketing remark (67 chars)

    Great price for the space. You don't want to miss this opportunity.

22. 2025-10-04
    status Pending 67-char remark

    Show marketing remark (67 chars)

    Great price for the space. You don't want to miss this opportunity.

23. 2025-09-14
    status Back On Market 68-char remark

    Show marketing remark (67 chars)

    Great price for the space. You don't want to miss this opportunity.

24. 2025-09-14
    status Active 67-char remark

    Show marketing remark (67 chars)

    Great price for the space. You don't want to miss this opportunity.

25. 2025-09-13
    status Under Contract 68-char remark

    Show marketing remark (68 chars)

    Great price for the space. You don't want to miss this opportunity.

26. 2025-09-12
    status Pending 67-char remark

    Show marketing remark (67 chars)

    Great price for the space. You don't want to miss this opportunity.

27. 2025-09-08
    listed $55,000 New 68-char remark

    Show marketing remark (67 chars)

    Great price for the space. You don't want to miss this opportunity.

28. 2025-09-08
    listed $55,000 Active 67-char remark

    Show marketing remark (67 chars)

    Great price for the space. You don't want to miss this opportunity.

29. 2010-08-11
    soldstatus $47,964
30. 2005-03-30
    soldstatus $20,100
31. 2005-02-01
    soldstatus $23,693

ⓘ 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: $2,342 · $195/mo
• Projected year-2 tax: $2,342 · $195/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,284
• − Mortgage interest: −$4,481
• − Property taxes: −$2,342
• − Insurance: −$400
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,327
• Taxable income: $2,448
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $2,921/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+277.7% since first listed

14 events — show timeline

• 2026-05-19 Listed $89,500 GAMLS
• 2025-10-14 Sold (MLS) $40,000 GAMLS
• 2025-10-13 Sold (MLS) $40,000 CGMLS
• 2025-10-04 Pending — GAMLS
• 2025-10-04 Pending — CGMLS
• 2025-09-14 Relisted — GAMLS
• 2025-09-14 Relisted — CGMLS
• 2025-09-13 Pending — GAMLS
• 2025-09-12 Pending — CGMLS
• 2025-09-08 Listed $55,000 GAMLS
• 2025-09-08 Listed $55,000 CGMLS
• 2010-08-11 Sold (Public Records) $47,964 Public Records
• 2005-03-30 Sold (Public Records) $20,100 Public Records
• 2005-02-01 Sold (Public Records) $23,693 Public Records

Property tax history

+25.5%/yr

Latest (2025): $2,342 · +254.6% YoY. Source: county tax records.