508 Willingham Ct · Macon-Bibb County, GA 31217

$140,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 235 Days on market

Built 1971 Poor condition 7,405 sqft lot $108/sqft · 190% above area

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Why this score? — see what drove the D+ 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 +14.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +2.5/5.0
• Schools +1.2/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Here is an excellent opportunity for you to start or expand your investment portfolio. This 3 bedroom/ 2 bath turnkey rental was recently renovated from the studs out. Established tenant. Seller will consider bundle deal with other properties (508 Willingham Ct, 3348 Kings Park Cir, 3836 Kings Park Cir)

Key facts

• Turnkey rental
• Recently renovated
• 7,405 sq ft lot

Tags

• TURNKEY RENTAL
• RECENTLY RENOVATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $17 ($207/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (11.0% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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 (+10.8%/yr); 122 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 33% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($968 loan paydown + $6k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $140k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $48,222
• List price: $140,000
• Delta: 190.32%
• 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
970 Emery Hwy	0.35mi	3/2.0	1,320 (+2%)	12mo	$18,900	$14	70
226 Hydrolia St	0.25mi	2/2.0 (-1)	1,278 (-2%)	14mo	$179,800	$141	69
463 Fort Hill St	0.07mi	2/2.0 (-1)	1,408 (+8%)	14mo	$62,500	$44	66
823 Applewood St	0.32mi	3/1.0	1,219 (-6%)	5mo	$52,500	$43	66
575 Cowan St	0.32mi	3/2.0	1,208 (-7%)	10mo	$68,900	$57	65
260 Balkcom Ave	0.27mi	3/2.0	1,180 (-9%)	10mo	$97,000	$82	64
328 Woolfolk St	0.45mi	3/1.0	1,340 (+3%)	13mo	$20,000	$15	59
1010 Maynard St	0.56mi	3/2.0	1,254 (-4%)	12mo	$140,000	$112	58
1066 Woolfolk St	0.48mi	2/2.0 (-1)	1,314 (+1%)	18mo	$21,000	$16	55
795 Peachtree St	0.25mi	3/1.0	1,477 (+14%)	12mo	$33,000	$22	52
1041 Hall St	0.57mi	4/2.0 (+1)	1,232 (-5%)	20mo	$50,000	$41	43
1128 Maynard St	0.67mi	3/1.0	1,396 (+7%)	13mo	$27,000	$19	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.88×
• Total profit: $34,537
• Equity at exit: $73,551

10-year hold

• IRR: 17.2%
• Equity multiple: 4.11×
• Total profit: $122,107
• Equity at exit: $122,395

Cash invested: $39,200 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $17

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 94%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
892 Applewood St Macon, GA	4.0	2.0	1250	$850	$0.68	43d	1	0.32mi
390 Cowan St Unit 394 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.43mi
382 Cowan St Macon, GA	2.0	1.5	1166	$900	$0.77	43d	1	0.44mi
378 Cowan St Unit 382 Macon, GA	2.0	1.5	1166	$900	$0.77	21d	1	0.44mi
490 Hall St Macon, GA	4.0	2.0	1596	$1,850	$1.16	43d	1	0.48mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	43d	1	0.57mi
853 North Ave Macon, GA	2.0	1.5	950	$865	$0.91	43d	1	0.72mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.82mi
1161 Boulevard Macon, GA	2.0	1.5	1050	$1,300	$1.24	13d	1	0.88mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	0.90mi
1105 Boulevard Macon, GA	3.0	1.0	1592	$1,350	$0.85	21d	1	0.92mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	21d	1	0.93mi
1126 Boulevard Macon, GA	4.0	1.5	1228	$1,260	$1.03	21d	1	0.93mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	43d	1	1.05mi
850 Parkview Ct Macon, GA	3.0	2.5	1520	$1,700	$1.12	21d	1	1.05mi
370 Cherry St Macon, GA	2.0	2.0	1500	$1,400	$0.93	43d	1	1.06mi
462 Cherry St Macon, GA	2.0	1.0–2.0	988	$3,000	$3.03	13d	25	1.07mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	1.14mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	43d	1	1.18mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	21d	4	1.18mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.19mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	43d	1	1.20mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	43d	1	1.22mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	13d	1	1.23mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	1.23mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	1.24mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	1.24mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	1.41mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	13d	4	1.43mi

Listing history 30 events

1. 2026-06-19
   days on market $140,000 Active 235 DOM
2. 2026-06-18
   days on market $140,000 Active 234 DOM
3. 2026-06-17
   days on market $140,000 Active 233 DOM
4. 2026-06-16
   days on market $140,000 Active 232 DOM
5. 2026-06-15
   days on market $140,000 Active 231 DOM
6. 2026-06-14
   days on market $140,000 Active 229 DOM
7. 2026-06-13
   days on market $140,000 Active 228 DOM
8. 2026-06-10
   days on market $140,000 Active 226 DOM
9. 2026-06-09
   days on market $140,000 Active 225 DOM
10. 2026-06-09
    days on market $140,000 Active 224 DOM
11. 2026-06-07
    days on market $140,000 Active 223 DOM
12. 2026-06-03
    days on market $140,000 Active 219 DOM
13. 2026-06-02
    days on market $140,000 Active 218 DOM
14. 2026-06-01
    days on market $140,000 Active 217 DOM
15. 2026-05-31
    days on market $140,000 Active 216 DOM
16. 2026-05-30
    days on market $140,000 Active 215 DOM
17. 2026-05-11
    price $140,000 304-char remark

    Show marketing remark (304 chars)

    Here is an excellent opportunity for you to start or expand your investment portfolio. This 3 bedroom/ 2 bath turnkey rental was recently renovated from the studs out. Established tenant. Seller will consider bundle deal with other properties (508 Willingham Ct, 3348 Kings Park Cir, 3836 Kings Park Cir)

18. 2026-04-13
    status Active 304-char remark

    Show marketing remark (304 chars)

    Here is an excellent opportunity for you to start or expand your investment portfolio. This 3 bedroom/ 2 bath turnkey rental was recently renovated from the studs out. Established tenant. Seller will consider bundle deal with other properties (508 Willingham Ct, 3348 Kings Park Cir, 3836 Kings Park Cir)

19. 2026-04-01
    historical 304-char remark

    Show marketing remark (304 chars)

    Here is an excellent opportunity for you to start or expand your investment portfolio. This 3 bedroom/ 2 bath turnkey rental was recently renovated from the studs out. Established tenant. Seller will consider bundle deal with other properties (508 Willingham Ct, 3348 Kings Park Cir, 3836 Kings Park Cir)

20. 2025-09-28
    listed $150,000 Active 304-char remark

    Show marketing remark (304 chars)

    Here is an excellent opportunity for you to start or expand your investment portfolio. This 3 bedroom/ 2 bath turnkey rental was recently renovated from the studs out. Established tenant. Seller will consider bundle deal with other properties (508 Willingham Ct, 3348 Kings Park Cir, 3836 Kings Park Cir)

21. 2025-01-15
    soldstatus $68,000 Sold 340-char remark

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

22. 2025-01-15
    soldstatus $68,000 Closed

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

23. 2025-01-02
    status Under Contract 340-char remark

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

24. 2025-01-02
    historical Active Under Contract

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

25. 2024-12-16
    status Back On Market 340-char remark

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

26. 2024-12-16
    status Active

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

27. 2024-11-08
    historical Active Under Contract

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

28. 2024-11-08
    status Under Contract 340-char remark

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

29. 2024-10-29
    listed $92,500 New 340-char remark

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

30. 2024-10-29
    listed $92,500 Active

    Show marketing remark (340 chars)

    This fully renovated, investment property is the perfect addition to any investor's portfolio. Home has 3 bedrooms, 2 baths, and is located just minutes from downtown Macon. Completely remodeled on the inside along with a newer roof and HVAC system. Can be purchased along with 506 Willingham Court as a bundle. Call agent for bundle price.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,959
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,073
• Taxable loss: −$2,149
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $723/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including a new roof, siding, and paint, to become move-in ready and significantly increase its value.

Repairs flagged

• Major siding — Severe weathering
• Major paint — Peeling paint
• Major roof — Visible wear and tear

Value-add opportunities

• Both exterior siding and paint — Improves curb appeal and rental value
• Both roof replacement — Essential for structural integrity and rental value
• Both kitchen and bathroom updates — Modernizes the home and enhances rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering	Major	$15,000–50,000
paint · Peeling paint	Major	$15,000–50,000
roof · Visible wear and tear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior siding and paint — Improves curb appeal and rental value ↑
• Both roof replacement — Essential for structural integrity and rental value ↑
• Both kitchen and bathroom updates — Modernizes the home and enhances rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

+51.4% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $140,000 MGMLS
• 2026-04-13 Relisted — MGMLS
• 2026-04-01 Delisted — MGMLS
• 2025-09-28 Listed $150,000 MGMLS
• 2025-01-15 Sold (MLS) $68,000 MGMLS
• 2025-01-15 Sold (MLS) $68,000 GAMLS
• 2025-01-02 Pending — GAMLS
• 2025-01-02 Contingent — MGMLS
• 2024-12-16 Relisted — GAMLS
• 2024-12-16 Relisted — MGMLS
• 2024-11-08 Contingent — MGMLS
• 2024-11-08 Pending — GAMLS
• 2024-10-29 Listed $92,500 MGMLS
• 2024-10-29 Listed $92,500 GAMLS