1199 Runnymede Ln · Macon-Bibb County, GA 31220

$104,900

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 4 Days on market

Built 1976 8,276 sqft lot $88/sqft · 36% below area Est $164k · 36% under $63/mo HOA · 4% of rent

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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 +1.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in the gated Lake Wildwood community for investors, renovators, or buyers looking to create value. This 3 bedroom, 2 bathroom home offers a functional layout, solid footprint, and strong upside potential for the right buyer. The property is being sold as-is and needs repairs and updating, making it an ideal option for a fix-and-flip, rental investment, or owner-occupant renovation project. With approximately 1,196 square feet, this home provides a manageable renovation scope with the chance to customize finishes to your vision. Located inside Lake Wildwood, residents enjoy gated access, lake amenities, pool, clubhouse, tennis courts, playgrounds, and convenient proximity to shopping, dining, and I-475. Value-add opportunities inside gated communities at this price point are increasingly hard to find. Bring your contractor, vision, and plans to unlock the potential this property offers. Sold as-is. Cash or renovation financing preferred.

Key facts

• Clubhouse
• Playgrounds
• Tennis courts

Tags

• GATED LAKE WILDWOOD COMMUNITY
• LAKE AMENITIES
• POOL
• CLUBHOUSE
• TENNIS COURTS
• PLAYGROUNDS

Property features AI

Finance

• Other: Access directions: Enter through the 115 Lake Wildwood Gate and follow Lake Wildwood Dr → Greentree Pkwy → Chisolm Trail → Santa Fe Trail → Royalwyn Dr → left on Runnymede
• HOA & community: Homeowners association with an annual fee of $755 (about $62.92/month)

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached residential property
• Construction: Wood siding construction
• Exterior features: Wood siding; Lot of approximately 0.19 acres; Located in the Lake Wildwood subdivision

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Electric range; Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 12.1% 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 falling (-4.0%/yr); 126 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $725 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 ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $79k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $104,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.50% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.59%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $163,645
• List price: $104,900
• Delta: -35.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1199 Runnymede Ln	0.00mi	3/2.0	1,196 (0%)	1mo	$79,000	$66	99
981 Santa Fe Trl	0.34mi	3/2.0	1,190 (-0%)	4mo	$119,000	$100	80
1029 Santa Fe Trl	0.25mi	3/2.0	1,116 (-7%)	2mo	$177,000	$159	76
1166 Coyote Ct	0.36mi	3/1.5	1,120 (-6%)	3mo	$84,250	$75	68
2009 Greentree Pkwy	0.49mi	3/2.0	1,343 (+12%)	1mo	$189,000	$141	56
2268 Unaliyi Trl	0.73mi	3/2.0	1,232 (+3%)	6mo	$143,000	$116	56
1396 King Arthur Dr	0.56mi	2/2.0 (-1)	1,105 (-8%)	3mo	$156,200	$141	54
1052 Chisholm Trl	0.31mi	3/2.0	1,352 (+13%)	13mo	$144,000	$107	53
1174 Coyote Ct	0.40mi	3/1.0	1,040 (-13%)	9mo	$31,800	$31	48
109 Greentree Pkwy	0.68mi	3/2.0	1,327 (+11%)	3mo	$157,000	$118	47
2045 Greentree Pkwy	0.53mi	3/2.0	1,364 (+14%)	10mo	$186,700	$137	43
868 Tally Ho Ln	0.60mi	3/2.0	1,338 (+12%)	12mo	$225,000	$168	42

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: 9.4%
• Equity multiple: 1.36×
• Total profit: $10,527
• Equity at exit: $15,641

10-year hold

• IRR: 15.9%
• Equity multiple: 2.12×
• Total profit: $32,844
• Equity at exit: $9,070

Cash invested: $29,372 (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 31220

• Home prices YoY: -19.7%
• Rents YoY: -4.0%
• Active inventory: 126
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$44
• HOA: −$63
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $504

Break-even live

Break-even rent $931

Max offer price $104,900

Occupancy floor 63%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Will Scarlet Way Macon, GA	3.0	2.0	1212	$1,475	$1.22	21d	1	1.26mi
6229 Thomaston Rd Macon, GA	1.0–3.0	1.0–2.0	1166	$1,550	$1.33	13d	11	1.28mi
861 S Plantation Pkwy Macon, GA	3.0	2.0	1232	$1,500	$1.22	21d	1	1.45mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: landscapingpoolsecurity

Listing history 7 events

1. 2026-05-04
   listed Active Under Contract 971-char remark

   Show marketing remark (980 chars)

   Great opportunity in the gated Lake Wildwood community for investors, renovators, or buyers looking to create value. This 3 bedroom, 2 bathroom home offers a functional layout, solid footprint, and strong upside potential for the right buyer. The property is being sold as-is and needs repairs and updating, making it an ideal option for a fix-and-flip, rental investment, or owner-occupant renovation project. With approximately 1,196 square feet, this home provides a manageable renovation scope with the chance to customize finishes to your vision. Located inside Lake Wildwood, residents enjoy gated access, lake amenities, pool, clubhouse, tennis courts, playgrounds, and convenient proximity to shopping, dining, and I-475. Value-add opportunities inside gated communities at this price point are increasingly hard to find. Bring your contractor, vision, and plans to unlock the potential this property offers. Sold as-is. Cash or renovation financing preferred.

2. 2026-05-04
   status Under Contract 980-char remark

   Show marketing remark (980 chars)

   Great opportunity in the gated Lake Wildwood community for investors, renovators, or buyers looking to create value. This 3 bedroom, 2 bathroom home offers a functional layout, solid footprint, and strong upside potential for the right buyer. The property is being sold as-is and needs repairs and updating, making it an ideal option for a fix-and-flip, rental investment, or owner-occupant renovation project. With approximately 1,196 square feet, this home provides a manageable renovation scope with the chance to customize finishes to your vision. Located inside Lake Wildwood, residents enjoy gated access, lake amenities, pool, clubhouse, tennis courts, playgrounds, and convenient proximity to shopping, dining, and I-475. Value-add opportunities inside gated communities at this price point are increasingly hard to find. Bring your contractor, vision, and plans to unlock the potential this property offers. Sold as-is. Cash or renovation financing preferred.

3. 2026-05-04
   status Pending

   Show marketing remark (980 chars)

   Great opportunity in the gated Lake Wildwood community for investors, renovators, or buyers looking to create value. This 3 bedroom, 2 bathroom home offers a functional layout, solid footprint, and strong upside potential for the right buyer. The property is being sold as-is and needs repairs and updating, making it an ideal option for a fix-and-flip, rental investment, or owner-occupant renovation project. With approximately 1,196 square feet, this home provides a manageable renovation scope with the chance to customize finishes to your vision. Located inside Lake Wildwood, residents enjoy gated access, lake amenities, pool, clubhouse, tennis courts, playgrounds, and convenient proximity to shopping, dining, and I-475. Value-add opportunities inside gated communities at this price point are increasingly hard to find. Bring your contractor, vision, and plans to unlock the potential this property offers. Sold as-is. Cash or renovation financing preferred.

4. 2026-04-30
   listed $104,900 971-char remark

   Show marketing remark (971 chars)

   Great opportunity in the gated Lake Wildwood community for investors, renovators, or buyers looking to create value. This 3 bedroom, 2 bathroom home offers a functional layout, solid footprint, and strong upside potential for the right buyer. The property is being sold as-is and needs repairs and updating, making it an ideal option for a fix-and-flip, rental investment, or owner-occupant renovation project. With approximately 1,196 square feet, this home provides a manageable renovation scope with the chance to customize finishes to your vision. Located inside Lake Wildwood, residents enjoy gated access, lake amenities, pool, clubhouse, tennis courts, playgrounds, and convenient proximity to shopping, dining, and I-475. Value-add opportunities inside gated communities at this price point are increasingly hard to find. Bring your contractor, vision, and plans to unlock the potential this property offers. Sold as-is. Cash or renovation financing preferred.

5. 2026-04-30
   listed $104,900 New 980-char remark

   Show marketing remark (971 chars)

   Great opportunity in the gated Lake Wildwood community for investors, renovators, or buyers looking to create value. This 3 bedroom, 2 bathroom home offers a functional layout, solid footprint, and strong upside potential for the right buyer. The property is being sold as-is and needs repairs and updating, making it an ideal option for a fix-and-flip, rental investment, or owner-occupant renovation project. With approximately 1,196 square feet, this home provides a manageable renovation scope with the chance to customize finishes to your vision. Located inside Lake Wildwood, residents enjoy gated access, lake amenities, pool, clubhouse, tennis courts, playgrounds, and convenient proximity to shopping, dining, and I-475. Value-add opportunities inside gated communities at this price point are increasingly hard to find. Bring your contractor, vision, and plans to unlock the potential this property offers. Sold as-is. Cash or renovation financing preferred.

6. 2026-04-30
   listed $104,900 Active

   Show marketing remark (971 chars)

   Great opportunity in the gated Lake Wildwood community for investors, renovators, or buyers looking to create value. This 3 bedroom, 2 bathroom home offers a functional layout, solid footprint, and strong upside potential for the right buyer. The property is being sold as-is and needs repairs and updating, making it an ideal option for a fix-and-flip, rental investment, or owner-occupant renovation project. With approximately 1,196 square feet, this home provides a manageable renovation scope with the chance to customize finishes to your vision. Located inside Lake Wildwood, residents enjoy gated access, lake amenities, pool, clubhouse, tennis courts, playgrounds, and convenient proximity to shopping, dining, and I-475. Value-add opportunities inside gated communities at this price point are increasingly hard to find. Bring your contractor, vision, and plans to unlock the potential this property offers. Sold as-is. Cash or renovation financing preferred.

7. 2018-07-31
   soldstatus $53,000

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$18/yr (+$1/mo · 1.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,830
• − Mortgage interest: −$5,876
• − Property taxes: −$947
• − Insurance: −$524
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − HOA: −$756
• − Depreciation: −$3,052
• Taxable income: $4,662
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,928/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): 16,494
• Household income: $88,434
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 453.0

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 0.60)
• Race & ethnicity: White 46% Black 43% Asian 5% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 94% English-only · Other Indo-European 2% 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: ▼ -48.61%
• Current HPI: 198.3399
• Rent YoY: ▼ -4.04%
• 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

+49.1% since first listed

11 events — show timeline

• 2026-06-01 Sold (Public Records) $79,000 Public Records
• 2026-05-21 Sold (MLS) $79,000 CGMLS
• 2026-05-21 Sold (MLS) $79,000 MGMLS
• 2026-05-21 Sold (MLS) $79,000 GAMLS
• 2026-05-04 Listed — MGMLS
• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — CGMLS
• 2026-04-30 Listed $104,900 CGMLS
• 2026-04-30 Listed $104,900 MGMLS
• 2026-04-30 Listed $104,900 GAMLS
• 2018-07-31 Sold (Public Records) $53,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $947 · -1.3% YoY. Source: county tax records.