966 Wilmar Dr · Macon-Bibb County, GA 31204

$49,000

2 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 45 Days on market

Built 1950 6,969 sqft lot $45/sqft · 32% below area Est $72k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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
• Built 1950
• Listed 44 days

Property features AI

Finance

• Other: Property is located at 966 Wilmar Drive, Macon, GA 31204; Subdivision: Hillcrest Mary
• HOA & community: No association

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Phone service available
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 1950; Wood siding; Composition roof; Building area approximately 1,082 square feet
• Exterior features: Level lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Living area approximately 1,082 square feet; No basement; Other interior features
• Laundry & utility: Laundry area (other)

🏷️ Possibly a rental listed for sale. The $49,000 price doesn't fit this home's estimated sale value (~$72,049) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: 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); 255 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $6k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 42% 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 $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.14% ✓
• Cap rate: 19.02%
• Cash-on-cash: 45.47%
• DSCR: 3.02
• GRM: 3.9

CMA / ARV

• ARV (median comp): $72,049
• List price: $49,000
• Delta: -31.99%
• 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%)	1mo	$30,000	$28	72
1076 Carlisle Ave	0.28mi	3/1.0 (+1)	1,025 (-5%)	4mo	$104,000	$101	70
1197 Macon Ave	0.31mi	3/1.0 (+1)	1,096 (+1%)	11mo	$57,500	$52	69
1262 Macon Ave	0.38mi	3/1.0 (+1)	1,096 (+1%)	8mo	$37,000	$34	68
1247 Carlisle Ave	0.47mi	3/2.0 (+1)	1,050 (-3%)	2mo	$151,000	$144	63
1171 Brentwood Ave	0.60mi	3/1.0 (+1)	1,076 (-1%)	5mo	$27,000	$25	62
3083 Montpelier Pl	0.71mi	3/1.0 (+1)	1,080 (-0%)	1mo	$45,500	$42	61
992 Inverness Ave	0.55mi	3/1.0 (+1)	1,222 (+13%)	2mo	$49,000	$40	46
3584 Log Cabin Dr	0.67mi	3/2.0 (+1)	1,025 (-5%)	6mo	$130,000	$127	46
1426 Bailey Ave	0.59mi	3/1.0 (+1)	988 (-9%)	11mo	$85,000	$86	44
3402 Glynn Ave	0.50mi	3/2.0 (+1)	1,203 (+11%)	8mo	$80,000	$67	42
124 Carolina Ave	0.74mi	2/2.0	1,216 (+12%)	4mo	$190,000	$156	37

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: 44.4%
• Equity multiple: 2.96×
• Total profit: $26,889
• Equity at exit: $7,306

10-year hold

• IRR: 51.0%
• Equity multiple: 6.35×
• Total profit: $73,338
• Equity at exit: $4,237

Cash invested: $13,720 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$257
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $520

Break-even live

Break-even rent $388

Max offer price $49,000

Occupancy floor 45%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

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	43d	1	0.14mi
1076 Carlisle Ave Macon, GA	3.0	1.0	1025	$1,065	$1.04	21d	1	0.28mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	0.30mi
3307 Guthrie Dr Macon, GA	2.0	1.0	754	$900	$1.19	13d	1	0.35mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.42mi
1097 Edna Pl Macon, GA	2.0	1.0	1299	$1,300	$1.00	43d	1	0.52mi
3034 Churchill St Macon, GA	2.0	1.0	872	$900	$1.03	21d	1	0.53mi
1187 Edna Pl Unit S-1206 Macon, GA	2.0	2.0	1000	$1,060	$1.06	21d	1	0.56mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.56mi
1187 Edna Pl Unit S-1208 Macon, GA	2.0	2.0	1000	$850	$0.85	13d	1	0.56mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.56mi
1463 Bankston Ave Macon, GA	2.0	1.0	960	$950	$0.99	43d	1	0.68mi
1460 Brentwood Ave Macon, GA	3.0	2.0	1148	$1,250	$1.09	21d	1	0.77mi
1528 Wellworth Ave Macon, GA	3.0	1.0	1126	$1,000	$0.89	21d	1	0.82mi
3016 Ridge Ave Unit A Macon, GA	1.0	1.0	750	$775	$1.03	43d	1	0.82mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$799	$0.76	21d	1	0.82mi
3495 Charleston Cir Macon, GA	3.0	1.0	1048	$875	$0.83	43d	1	0.82mi
2763 Vineville Ave Macon, GA	1.0	1.0	900	$900	$1.00	43d	1	0.85mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	0.85mi
1596 Burton Ave Macon, GA	3.0	1.0	1117	$895	$0.80	13d	1	0.95mi
424 Pansy Ave Macon, GA	2.0	1.0	810	$850	$1.05	43d	1	1.01mi
3634 Dawn St Macon, GA	3.0	1.0	999	$850	$0.85	43d	1	1.09mi
3324 Vineville Ave Unit 63B Macon, GA	2.0	1.0	1125	$1,050	$0.93	21d	1	1.10mi
3324 Vineville Ave Unit 57C Macon, GA	2.0	1.0	914	$1,050	$1.15	13d	1	1.10mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	13d	1	1.14mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	1.15mi
3330 Ridge Ave Unit D4 Macon, GA	2.0	1.5	1056	$1,050	$0.99	13d	1	1.16mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	13d	1	1.17mi
3834 Mercer St Macon, GA	2.0	1.0	1000	$875	$0.88	43d	1	1.19mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	43d	1	1.22mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	1.25mi
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	43d	1	1.26mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	1.27mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	43d	1	1.27mi
3808 Fairmont Ave Unit A Macon, GA	1.0	1.0	793	$595	$0.75	43d	1	1.28mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	1.32mi
1782 Eveline Ave Macon, GA	3.0	1.0	900	$1,050	$1.17	43d	1	1.32mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	43d	1	1.34mi
133 Auburn Ave Macon, GA	2.0	1.0	880	$895	$1.02	43d	1	1.35mi
3576 Vineville Ave Unit 3550-D-LT Macon, GA	2.0	2.0	863	$995	$1.15	13d	1	1.35mi

Listing history 26 events

1. 2026-06-19
   days on market $49,000 Active 45 DOM
2. 2026-06-18
   days on market $49,000 Active 44 DOM
3. 2026-06-17
   days on market $49,000 Active 43 DOM
4. 2026-06-16
   days on market $49,000 Active 42 DOM
5. 2026-06-15
   days on market $49,000 Active 41 DOM
6. 2026-06-14
   days on market $49,000 Active 39 DOM
7. 2026-06-13
   days on market $49,000 Active 38 DOM
8. 2026-06-10
   days on market $49,000 Active 36 DOM
9. 2026-06-09
   days on market $49,000 Active 35 DOM
10. 2026-06-09
    days on market $49,000 Active 34 DOM
11. 2026-06-07
    days on market $49,000 Active 33 DOM
12. 2026-06-03
    days on market $49,000 Active 29 DOM
13. 2026-06-02
    days on market $49,000 Active 28 DOM
14. 2026-06-01
    days on market $49,000 Active 27 DOM
15. 2026-05-31
    days on market $49,000 Active 26 DOM
16. 2026-05-30
    days on market $49,000 Active 25 DOM
17. 2026-05-05
    listed $55,000 Active

    Show marketing remark (517 chars)

    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.

18. 2026-05-05
    listed $55,000 Active 517-char remark

    Show marketing remark (517 chars)

    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.

19. 2026-05-03
    listed $55,000 New
20. 2022-01-18
    soldstatus $34,500
21. 2022-01-13
    soldstatus $34,500
22. 2022-01-13
    soldstatus $34,500 Sold
23. 2021-12-30
    status Under Contract
24. 2021-12-27
    listed $34,500
25. 2021-12-27
    listed $34,500
26. 2021-12-23
    listed $34,500 New

ⓘ 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: $451 · $38/mo
• Expected delta: +$99/yr (+$8/mo · 28.0%)

ⓘ 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 ≥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

Taxation est. · year 1

• Rental income: $12,556
• − Mortgage interest: −$2,745
• − Property taxes: −$352
• − Insurance: −$245
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,425
• Taxable income: $5,780
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $4,851/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• 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
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+42.0% since first listed

13 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%/yr

Latest (2025): $352 · -1.3% YoY. Source: county tax records.