966 Wilmar Dr · Macon-Bibb County, GA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $963 – $1,789
Heat risk 7/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 71.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
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 +3.7/5.0
- Livability +2.5/5.0
- Condition / age +2.2/5.0
- Schools +1.1/10.0
- Appreciation +0.0/10.0
$39,900
966 Wilmar Dr · Macon-Bibb County, GA 31204
2 bd · 1.0 ba · 1,082 sqft · SingleFamily
public records
· 181 Days on market
Built 1950
6,969 sqft lot
$37/sqft
· 51% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Are you ready to add to your investment portfolio? This could be the perfect opportunity. Check out this adorable two-bedroom, one-bath home with an extremely long-term tenant already in place, making it an income-producing property ready for its next owner. Located in the heart of Macon, Georgia, this diamond in the rough offers just over 1,000 square feet and tons of potential. Owned by a licensed Realtor in the state of Georgia who knows how to make a deal happen—call today to schedule your appointment.
Key facts
- 6,969 sq ft lot
- Parking
- Built 1950
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $587 ($7k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $40k).
- Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
- Cap rate 23.9% vs local median 5.9% 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: Howard Middle School (math 16% / reading 30%, grade F, #321 of 470 statewide, top 69%, 992 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 fast (+4.6%/yr); 457 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $276 of loan paydown is wiped out by about $1k 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 + 4.6% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
Negotiation context
- It's been on market 181 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
- 6 sale attempts since 5y ago; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $34k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
- Climate carrying-cost: major wind risk, 71% 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
$35,112
(12.0% below list)
Questions for the listing agent
- It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 2.67% ✓
- Cap rate
- 23.93%
- Cash-on-cash
- 63.00%
- DSCR
- 3.80
- GRM
- 3.1
CMA / ARV
- ARV (median comp)
- $81,224
- List price
- $39,900
- Delta
- -50.88%
- 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 |
|---|---|---|---|---|---|---|---|
| 3220 Arnwood Ave | 0.56mi | 2/1.0 | 1,076 (-1%) | 5mo | $30,000 | $28 | 68 |
| 1076 Carlisle Ave | 0.28mi | 3/1.0 (+1) | 1,025 (-5%) | 9mo | $104,000 | $101 | 66 |
| 1262 Macon Ave | 0.38mi | 3/1.0 (+1) | 1,096 (+1%) | 12mo | $37,000 | $34 | 65 |
| 3385 Hallwood Cir | 0.60mi | 3/1.0 (+1) | 1,060 (-2%) | 3mo | $87,000 | $82 | 61 |
| 1247 Carlisle Ave | 0.47mi | 3/2.0 (+1) | 1,050 (-3%) | 6mo | $151,000 | $144 | 59 |
| 1171 Brentwood Ave | 0.60mi | 3/1.0 (+1) | 1,076 (-1%) | 10mo | $27,000 | $25 | 58 |
| 3260 Toole Dr | 0.65mi | 3/1.0 (+1) | 1,064 (-2%) | 5mo | $84,500 | $79 | 58 |
| 3083 Montpelier Pl | 0.71mi | 3/1.0 (+1) | 1,080 (-0%) | 6mo | $45,500 | $42 | 57 |
| 992 Inverness Ave | 0.55mi | 3/1.0 (+1) | 1,222 (+13%) | 6mo | $49,000 | $40 | 43 |
| 3584 Log Cabin Dr | 0.67mi | 3/2.0 (+1) | 1,025 (-5%) | 10mo | $130,000 | $127 | 42 |
| 3402 Glynn Ave | 0.50mi | 3/2.0 (+1) | 1,203 (+11%) | 13mo | $80,000 | $67 | 38 |
| 124 Carolina Ave | 0.74mi | 2/2.0 | 1,216 (+12%) | 8mo | $190,000 | $156 | 34 |
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 · 4.61% rent growth · sell at horizon
5-year hold
- IRR
- 63.8%
- Equity multiple
- 3.92×
- Total profit
- $32,647
- Equity at exit
- $5,949
10-year hold
- IRR
- 68.7%
- Equity multiple
- 8.52×
- Total profit
- $83,980
- Equity at exit
- $3,450
Cash invested: $11,172 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 53 active · 9 under contract
- Months of supply
- 35.3 mo (3%/mo absorbed)
- Median asking
- $79,000 ($73/sqft)
- Median days on market
- 96 d
- This list price
- 11% of active listings are priced below it
- ARV vs active asking
- +3.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 31204
- Rents YoY
- 4.6%
- Active inventory
- 457
- Price-to-rent
- 3.1×
Monthly cashflow live
↻
- Estimated rent
- $1,065 high interval (Pro) →
- Mortgage (P&I)
- −$209
- Tax from tax record
- −$29 /mo · $352/yr
- Insurance
- −$17
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$224
- Net cashflow
- $587
Break-even live
Break-even rent
$323
Max offer price
$39,900
Occupancy floor
40%
Sensitivity live
| Price | -10% $609 | -5% $598 | +0% $587 | +5% $575 | +10% $564 |
|---|---|---|---|---|---|
| Rent | -10% $502 | -5% $544 | +0% $587 | +5% $629 | +10% $671 |
| Rate | -1.0pp $607 | -0.5pp $597 | base $587 | +0.5pp $576 | +1.0pp $566 |
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
- $9,975
- Closing costs
- $1,197
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1020 Radio Dr Macon, GA | 2.0 | 1.0 | 850 | $889 | $1.05 | 184d | 1 | 0.14mi |
| 3280 Napier Ave Macon, GA | 3.0 | 1.0 | 1244 | $775 | $0.62 | 0d | 1 | 0.28mi |
| 1076 Carlisle Ave Macon, GA | 3.0 | 1.0 | 1025 | $1,065 | $1.04 | 162d | 1 | 0.28mi |
| 3280 Napier Ave Macon, GA | 3.0 | 1.0 | 1244 | $775 | $0.62 | 49d | 1 | 0.28mi |
| 1196 Mimosa Dr Macon, GA | 3.0 | 2.0 | 1200 | $1,650 | $1.38 | 0d | 1 | 0.30mi |
| 3307 Guthrie Dr Macon, GA | 2.0 | 1.0 | 754 | $875 | $1.16 | 34d | 1 | 0.35mi |
| 3346 Shaw Dr Macon, GA | 3.0 | 1.0 | 1094 | $895 | $0.82 | 162d | 1 | 0.42mi |
| 3065 Churchill St Macon, GA | 3.0 | 2.0 | 1080 | $1,000 | $0.93 | 19d | 1 | 0.49mi |
| 1097 Edna Pl Macon, GA | 2.0 | 1.0 | 1299 | $1,300 | $1.00 | 184d | 1 | 0.52mi |
| 3034 Churchill St Macon, GA | 2.0 | 1.0 | 872 | $900 | $1.03 | 162d | 1 | 0.53mi |
| 1187 Edna Pl Unit S-0503 Macon, GA | 3.0 | 2.0 | 1200 | $1,125 | $0.94 | 162d | 1 | 0.56mi |
| 1187 Edna Pl Unit S-201 Macon, GA | 2.0 | 2.0 | 1000 | $850 | $0.85 | 0d | 1 | 0.56mi |
| 1187 Edna Pl Unit S-1206 Macon, GA | 2.0 | 2.0 | 1000 | $1,060 | $1.06 | 162d | 1 | 0.56mi |
| 1187 Edna Pl Unit S-803 Macon, GA | 1.0 | 1.0 | 750 | $795 | $1.06 | 0d | 1 | 0.56mi |
| 1187 Edna Pl Unit S-0501 Macon, GA | 3.0 | 2.0 | 1200 | $1,000 | $0.83 | 162d | 1 | 0.56mi |
| 1187 Edna Pl Unit S-1208 Macon, GA | 2.0 | 2.0 | 1000 | $850 | $0.85 | 154d | 1 | 0.56mi |
| 1187 Edna Pl Unit S-0306 Macon, GA | 3.0 | 2.0 | 1200 | $975 | $0.81 | 13d | 1 | 0.56mi |
| 3518 Carroll Ave Macon, GA | 2.0 | 1.0 | 791 | $975 | $1.23 | 13d | 1 | 0.60mi |
| 3518 Carroll Ave Macon, GA | 2.0 | 1.0 | 791 | $975 | $1.23 | 0d | 1 | 0.60mi |
| 3242 Toole Dr Macon, GA | 3.0 | 1.0 | 1378 | $1,150 | $0.83 | 44d | 1 | 0.63mi |
| 3533 Carroll Ave Unit N/A Macon, GA | 3.0 | 2.0 | 1100 | $1,500 | $1.36 | 0d | 1 | 0.64mi |
| 3123 Westover Dr Macon, GA | 3.0 | 2.0 | 984 | $1,200 | $1.22 | 0d | 1 | 0.66mi |
| 3517 Napier Ave Macon, GA | 2.0 | 1.0 | 768 | $1,100 | $1.43 | 20d | 1 | 0.67mi |
| 1463 Bankston Ave Macon, GA | 2.0 | 1.0 | 960 | $950 | $0.99 | 184d | 1 | 0.68mi |
| 1460 Brentwood Ave Macon, GA | 3.0 | 2.0 | 1148 | $1,150 | $1.00 | 49d | 1 | 0.77mi |
| 1350 Brinwood Dr Macon, GA | 3.0 | 1.0 | 1200 | $1,400 | $1.17 | 5d | 1 | 0.79mi |
| 1350 Brinwood Dr Macon, GA | 3.0 | 1.0 | 1200 | $1,400 | $1.17 | 0d | 1 | 0.79mi |
| 3631 W Napier Ave Macon, GA | 2.0 | 1.0 | 916 | $899 | $0.98 | 0d | 1 | 0.81mi |
| 1349 Hillyer Ave Macon, GA | 3.0 | 1.5 | 1471 | $1,075 | $0.73 | 0d | 1 | 0.81mi |
| 1349 Hillyer Ave Macon, GA | 3.0 | 1.5 | 1471 | $1,075 | $0.73 | 20d | 1 | 0.81mi |
| 1528 Wellworth Ave Macon, GA | 3.0 | 1.0 | 1126 | $1,000 | $0.89 | 162d | 1 | 0.82mi |
| 3016 Ridge Ave Unit A Macon, GA | 1.0 | 1.0 | 750 | $775 | $1.03 | 184d | 1 | 0.82mi |
| 3495 Charleston Cir Macon, GA | 3.0 | 1.0 | 1048 | $799 | $0.76 | 162d | 1 | 0.82mi |
| 3495 Charleston Cir Macon, GA | 3.0 | 1.0 | 1048 | $875 | $0.83 | 184d | 1 | 0.82mi |
| 2763 Vineville Ave Macon, GA | 1.0 | 1.0 | 900 | $900 | $1.00 | 184d | 1 | 0.85mi |
| 2755 Vineville Ave Unit B Macon, GA | 3.0 | 2.0 | 900 | $1,375 | $1.53 | 184d | 1 | 0.85mi |
| 133 Desoto Pl Macon, GA | 2.0 | 2.0 | 1237 | $1,500 | $1.21 | 12d | 1 | 0.88mi |
| 133 Desoto Pl Macon, GA | 2.0 | 2.0 | 1237 | $1,500 | $1.21 | 0d | 1 | 0.88mi |
| 3013 Ridge Ave Apt D2 Macon, GA | 2.0 | 1.0 | 1300 | $1,100 | $0.85 | 0d | 1 | 0.91mi |
| 1596 Burton Ave Macon, GA | 3.0 | 1.0 | 1117 | $895 | $0.80 | 154d | 1 | 0.95mi |
Property features AI
Finance
- Other
- Property is located at 966 Wilmar Drive, Macon, GA 31204Subdivision: Hillcrest Mary
- HOA & community
- No association
Exterior
- Parking
- Open parkingParking pad
- Utilities
- Public waterPublic sewerElectricity availableCable availableHigh-speed internet availablePhone service available
- Home design
- Single-family residenceHouse structureResale property
- Construction
- Built in 1950Wood sidingComposition roofBuilding area approximately 1,082 square feet
- Exterior features
- Level lot
Interior
- Bedrooms
- 2 bedrooms on the main level
- Flooring
- CarpetHardwoodLaminate
- Bathrooms
- 1 full bathroom on the main level
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- One-level livingLiving area approximately 1,082 square feetNo basementOther interior features
- Laundry & utility
- Laundry area (other)
Listing history 50 events
-
2026-11-02days on market $39,900 Active 181 DOM
-
2026-11-01days on market $39,900 Active 180 DOM
-
2026-10-31days on market $39,900 Active 179 DOM
-
2026-10-30days on market $39,900 Active 178 DOM
-
2026-10-29days on market $39,900 Active 177 DOM
-
2026-10-28days on market $39,900 Active 176 DOM
-
2026-10-27days on market $39,900 Active 175 DOM
-
2026-10-26days on market $39,900 Active 174 DOM
-
2026-10-25days on market $39,900 Active 173 DOM
-
2026-10-24days on market $39,900 Active 172 DOM
-
2026-10-23days on market $39,900 Active 171 DOM
-
2026-10-22days on market $39,900 Active 170 DOM
-
2026-10-21days on market $39,900 Active 169 DOM
-
2026-10-20days on market $39,900 Active 168 DOM
-
2026-10-19days on market $39,900 Active 167 DOM
-
2026-10-18days on market $39,900 Active 166 DOM
-
2026-10-17days on market $39,900 Active 165 DOM
-
2026-10-16days on market $39,900 Active 164 DOM
-
2026-10-15days on market $39,900 Active 163 DOM
-
2026-10-14days on market $39,900 Active 162 DOM
-
2026-10-13days on market $39,900 Active 161 DOM
-
2026-10-12days on market $39,900 Active 160 DOM
-
2026-10-11days on market $39,900 Active 159 DOM
-
2026-10-10days on market $39,900 Active 158 DOM
-
2026-10-09days on market $39,900 Active 157 DOM
-
2026-10-08days on market $39,900 Active 156 DOM
-
2026-10-07days on market $39,900 Active 155 DOM
-
2026-10-06days on market $39,900 Active 154 DOM
-
2026-10-05days on market $39,900 Active 153 DOM
-
2026-10-04days on market $39,900 Active 152 DOM
-
2026-10-04days on market $39,900 Active 151 DOM
-
2026-10-02days on market $39,900 Active 150 DOM
-
2026-10-01days on market $39,900 Active 149 DOM
-
2026-09-30days on market $39,900 Active 148 DOM
-
2026-09-29days on market $39,900 Active 147 DOM
-
2026-09-28days on market $39,900 Active 146 DOM
-
2026-09-27days on market $39,900 Active 145 DOM
-
2026-09-26days on market $39,900 Active 144 DOM
-
2026-09-25days on market $39,900 Active 143 DOM
-
2026-09-24days on market $39,900 Active 142 DOM
-
2026-09-24days on market $39,900 Active 141 DOM
-
2026-09-22days on market $39,900 Active 140 DOM
-
2026-09-21days on market $39,900 Active 139 DOM
-
2026-09-20days on market $39,900 Active 138 DOM
-
2026-09-18days on market $39,900 Active 136 DOM
-
2026-09-17days on market $39,900 Active 135 DOM
-
2026-09-16days on market $39,900 Active 134 DOM
-
2026-09-15days on market $39,900 Active 133 DOM
-
2026-09-14days on market $39,900 Active 132 DOM
-
2026-09-13days on market $39,900 Active 131 DOM
ⓘ 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
- $352 · $29/mo
- Projected year-2 tax
- $367 · $31/mo
- Expected delta
- +$15/yr (+$1/mo · 4.2%)
ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
- Wind 6/10 Major 71% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $12,786
- − Mortgage interest
- −$2,235
- − Property taxes
- −$352
- − Insurance
- −$200
- − Repairs & maintenance
- −$1,023
- − Management
- −$1,023
- − Depreciation
- −$1,161
- Taxable income
- $6,793
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,630
- After-tax cash flow
- $5,408/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 · 10 photos
45/100
Moderate rehab
Est. rehab $27,050–$48,690 screening
This two-bedroom home requires moderate renovations, including painting, replacing cabinets, tiles, and flooring, to improve its resale and rental value.
Repairs flagged
- Major Kitchen cabinets — The cabinets are dated and need to be replaced or updated.
- Major Bathroom tiles — The tiles are dated and need to be replaced.
- Major Flooring — The carpeted flooring is old and worn, requiring replacement.
Value-add opportunities
- Both Paint interior walls — Fresh paint can improve the home's appearance and make it more appealing to potential buyers or renters. ↑
- Both Replace kitchen cabinets — New cabinets can modernize the kitchen and make it more functional and attractive. ↑
- Both Replace bathroom tiles — New tiles can improve the bathroom's appearance and functionality, making it more appealing to potential buyers or renters. ↑
- Both Replace flooring — New flooring can improve the home's appearance and make it more functional and attractive. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 11/100
Zoned Schools
Elementary
John Robert Lewis Elementary School
F
GA #1,154/1,228
Nat'l #40,504/41,679
Middle
Howard Middle School
F
GA #321/470
Nat'l #11,007/14,009
High
Howard High School
F
GA #413/424
Nat'l #17,122/17,239
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 · 148,772 people
- City population
- 143,186
- Metro
- Macon-Bibb County, GA
- Population (ZIP)
- 32,421
- Household income
- $38,784
- Rent vs Own
- Severe rent burden
- 10% of renters
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 (65%)
- Race & ethnicity
- Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
- Languages at home
- 96% English-only · Spanish 2% French/Haitian/Cajun 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
- ▼ -135.44%
- Current HPI
- 194.5459
- Rent YoY
- ▲ 4.61%
- 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 |
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| Retail | 1 | $160B |
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| Transportation / Logistics | 1 | $91B |
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| Airlines | 1 | $62B |
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| Consumer Goods | 1 | $47B |
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| Utilities | 1 | $25B |
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Price history
+42.0% since first listed13 events — show timeline
- 2026-05-20 Price Changed $49,000 MGMLS
- 2026-05-20 Price Changed $49,000 GAMLS
- 2026-05-20 Price Changed $49,000 CGMLS
- 2026-05-05 Listed $55,000 CGMLS
- 2026-05-05 Listed $55,000 MGMLS
- 2026-05-03 Listed $55,000 GAMLS
- 2022-01-18 Sold (MLS) $34,500 CGMLS
- 2022-01-13 Sold (MLS) $34,500 MGMLS
- 2022-01-13 Sold (MLS) $34,500 GAMLS
- 2021-12-30 Pending — GAMLS
- 2021-12-27 Listed $34,500 MGMLS
- 2021-12-27 Listed $34,500 CGMLS
- 2021-12-23 Listed $34,500 GAMLS
Property tax history
+2.6%/yrLatest (2025): $352 · -1.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…