3141 Edlay Pl · Macon-Bibb County, GA 31206

$55,000

3 bd · 1.0 ba · 973 sqft · SingleFamily public records · 222 Days on market

Built 1944 0.26 ac lot $57/sqft · 53% above 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
• 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 3 bedroom and 1 bath home. Lots of room and space for all of your needs.

Key facts

• 0.26 acre lot
• Built 1944
• Listed 221 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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 rising fast (+5.0%/yr); 207 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• This rent runs 41% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $26k; list at $55k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 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 1944 — 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: 1.87% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.28%
• DSCR: 2.61
• GRM: 4.5

CMA / ARV

• ARV (median comp): $36,037
• List price: $55,000
• Delta: 52.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 N Beddingfield Dr	0.51mi	3/1.0	988 (+2%)	10mo	$62,500	$63	65
1162 Ruben Dr	0.52mi	2/1.0 (-1)	960 (-1%)	8mo	$19,500	$20	62
1162 Ruben Drive Dr Unit m	0.52mi	2/1.0 (-1)	960 (-1%)	8mo	$19,500	$20	62
3229 Harrel St	0.34mi	3/2.5	1,064 (+9%)	8mo	$6,200	$6	56
826 W Grenada Ter	0.41mi	2/1.0 (-1)	1,075 (+10%)	4mo	$35,000	$33	55
1071 Sylvian Dr	0.71mi	3/1.0	1,001 (+3%)	9mo	$53,000	$53	54
594 Grenada Ter	0.56mi	2/1.0 (-1)	1,016 (+4%)	12mo	$65,000	$64	51
1138 Newberg Ave	0.50mi	3/1.0	1,106 (+14%)	6mo	$82,000	$74	49
1151 N Beddingfield Dr	0.55mi	3/1.0	1,080 (+11%)	9mo	$125,000	$116	49
3158 Brownell Ave	0.49mi	2/1.0 (-1)	832 (-14%)	6mo	$39,000	$47	43
958 Sylvian Dr	0.74mi	2/1.0 (-1)	930 (-4%)	13mo	$49,000	$53	42
569 Grenada Ter	0.59mi	2/1.0 (-1)	832 (-14%)	2mo	$43,000	$52	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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 2.49×
• Total profit: $22,882
• Equity at exit: $8,201

10-year hold

• IRR: 42.1%
• Equity multiple: 5.37×
• Total profit: $67,267
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$288
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $466

Break-even live

Break-even rent $440

Max offer price $55,000

Occupancy floor 50%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	0.16mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	0.41mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.45mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.45mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	0.46mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	0.50mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.51mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.66mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.70mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.70mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	0.82mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	0.87mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	21d	1	0.90mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.96mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	21d	1	1.03mi
771 Harold St Macon, GA	2.0	1.0	950	$1,250	$1.32	13d	1	1.10mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.10mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	1.12mi
663 Williams St Macon, GA	3.0	1.0	911	$980	$1.08	43d	1	1.14mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	1.20mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	1.30mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	1.33mi

Listing history 32 events

1. 2026-06-19
   days on market $55,000 Active 222 DOM
2. 2026-06-18
   days on market $55,000 Active 221 DOM
3. 2026-06-17
   days on market $55,000 Active 220 DOM
4. 2026-06-16
   days on market $55,000 Active 219 DOM
5. 2026-06-15
   days on market $55,000 Active 218 DOM
6. 2026-06-14
   days on market $55,000 Active 216 DOM
7. 2026-06-13
   days on market $55,000 Active 215 DOM
8. 2026-06-10
   days on market $55,000 Active 213 DOM
9. 2026-06-09
   days on market $55,000 Active 212 DOM
10. 2026-06-09
    days on market $55,000 Active 211 DOM
11. 2026-06-07
    days on market $55,000 Active 210 DOM
12. 2026-06-03
    days on market $55,000 Active 206 DOM
13. 2026-06-02
    days on market $55,000 Active 205 DOM
14. 2026-06-01
    days on market $55,000 Active 204 DOM
15. 2026-05-31
    days on market $55,000 Active 203 DOM
16. 2026-05-30
    days on market $55,000 Active 202 DOM
17. 2026-02-24
    listed $55,000 Active
18. 2026-02-11
    status Back On Market 79-char remark

    Show marketing remark (79 chars)

    Great 3 bedroom and 1 bath home. Lots of room and space for all of your needs.

19. 2026-01-29
    status Under Contract 79-char remark

    Show marketing remark (79 chars)

    Great 3 bedroom and 1 bath home. Lots of room and space for all of your needs.

20. 2025-10-26
    listed $55,000 New 79-char remark

    Show marketing remark (79 chars)

    Great 3 bedroom and 1 bath home. Lots of room and space for all of your needs.

21. 2025-09-18
    historical $975
22. 2025-02-14
    price $975
23. 2025-02-06
    price $1,000
24. 2025-02-04
    listed $975
25. 2024-02-24
    historical $900
26. 2023-11-10
    listed $900
27. 2019-08-15
    soldstatus $26,400
28. 2005-03-31
    soldstatus $62,000
29. 2004-07-19
    soldstatus $21,500
30. 2004-04-06
    soldstatus $38,533
31. 2004-04-06
    soldstatus $38,533
32. 2001-11-16
    soldstatus $52,000

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$72/yr (+$6/mo · 16.5%)

ⓘ 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 68% 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: $12,351
• − Mortgage interest: −$3,081
• − Property taxes: −$434
• − Insurance: −$275
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$1,600
• Taxable income: $4,985
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $4,391/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

+5.8% since first listed

16 events — show timeline

• 2026-02-24 Listed $55,000 CGMLS
• 2026-02-11 Relisted — GAMLS
• 2026-01-29 Pending — GAMLS
• 2025-10-26 Listed $55,000 GAMLS
• 2025-09-18 Rental Removed $975 RENTLY
• 2025-02-14 Price Changed $975 RENTLY
• 2025-02-06 Price Changed $1,000 RENTLY
• 2025-02-04 Listed for Rent $975 RENTLY
• 2024-02-24 Rental Removed $900 RENTLY
• 2023-11-10 Listed for Rent $900 RENTLY
• 2019-08-15 Sold (Public Records) $26,400 Public Records
• 2005-03-31 Sold (Public Records) $62,000 Public Records
• 2004-07-19 Sold (Public Records) $21,500 Public Records
• 2004-04-06 Sold (Public Records) $38,533 Public Records
• 2004-04-06 Sold (Public Records) $38,533 Public Records
• 2001-11-16 Sold (Public Records) $52,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $434 · -1.3% YoY. Source: county tax records.