4367 Pharr Ave · Macon-Bibb County, GA 31204

$110,000

3 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 62 Days on market

Built 1967 0.30 ac lot $78/sqft · 24% below area Est $145k · 24% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.9/10.0
• 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

This charming three-bedroom one-bath brick home is waiting for its next homeowner. With over 1,400 square feet of living space, the home includes a bonus room that can be used as an office, gym, or additional living area. It also features a partially fenced backyard with space to enjoy outdoor activities. Home is move-in ready and full of potential .Home is being sold AS-IS

Key facts

• Bonus room
• 0.3 acre lot
• Garage

Tags

• BONUS ROOM
• PARTIALLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+4.6%/yr); 255 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 40% of the median local income ($39k/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 $761 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 + 4.6% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 13 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.37%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (median comp): $145,149
• List price: $110,000
• Delta: -24.22%
• 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
4562 Pine Valley Dr	0.14mi	3/2.0	1,320 (-6%)	5mo	$179,000	$136	77
4158 Log Cabin Dr	0.41mi	3/1.5	1,380 (-2%)	2mo	$108,000	$78	76
4447 Pharr Ave	0.18mi	3/3.0	1,350 (-4%)	10mo	$145,000	$107	71
4782 Two Oak Dr	0.28mi	3/2.0	1,296 (-8%)	10mo	$149,000	$115	64
4117 Eden Dr	0.08mi	4/1.0 (+1)	1,275 (-9%)	13mo	$154,000	$121	64
4376 Vallie Ct	0.49mi	3/2.0	1,343 (-4%)	12mo	$149,900	$112	58
4131 Vallie Dr	0.21mi	3/1.0	1,232 (-12%)	13mo	$142,500	$116	57
4450 Massey Rd	0.52mi	3/2.0	1,305 (-7%)	11mo	$175,000	$134	53
4450 Massey Rd	0.52mi	3/2.0	1,305 (-7%)	11mo	$175,000	$134	53
4726 Pine Valley Dr	0.50mi	4/2.0 (+1)	1,296 (-8%)	8mo	$112,000	$86	50
4564 Brookhaven Rd	0.62mi	3/1.0	1,250 (-11%)	8mo	$72,500	$58	45
4029 Winding Way	0.51mi	3/2.0	1,603 (+14%)	12mo	$55,000	$34	40

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $337
• Equity at exit: $16,401

10-year hold

• IRR: 11.6%
• Equity multiple: 1.98×
• Total profit: $30,114
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$577
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $251

Break-even live

Break-even rent $988

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4151 Log Cabin Dr Macon, GA	1.0–2.0	1.0–2.0	836	$1,434	$1.72	43d	1	0.36mi
4704 High Oak Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	13d	1	0.39mi
4158 Log Cabin Dr Macon, GA	3.0	1.5	1380	$1,375	$1.00	20d	1	0.40mi
4265 Hillary Pl Macon, GA	4.0	2.0	1250	$1,450	$1.16	43d	1	0.42mi
159 Steven Dr Macon, GA	2.0–4.0	2.0	1185	$1,106	$0.93	43d	1	0.53mi
3944 Easy St Macon, GA	3.0	2.0	1552	$1,350	$0.87	43d	1	0.55mi
4836 Mamie Carter Dr Macon, GA	2.0	1.5	1000	$1,200	$1.20	13d	1	0.59mi
4053 Log Cabin Dr Unit B3 Macon, GA	2.0	1.0	950	$749	$0.79	20d	1	0.81mi
1208 Fourth Ave W Macon, GA	3.0	1.0	960	$825	$0.86	43d	1	0.90mi
4228 Mark Pl Macon, GA	4.0	1.5	1000	$1,300	$1.30	13d	1	0.94mi
3645 Mercer University Dr Macon, GA	1.0–2.0	1.0	874	$850	$0.97	43d	4	1.19mi
3713 Greenbriar Rd E Macon, GA	3.0	2.0	1600	$1,250	$0.78	43d	1	1.24mi

Listing history 45 events

1. 2026-05-12
   status Under Contract 376-char remark

   Show marketing remark (376 chars)

   This charming three-bedroom one-bath brick home is waiting for its next homeowner. With over 1,400 square feet of living space, the home includes a bonus room that can be used as an office, gym, or additional living area. It also features a partially fenced backyard with space to enjoy outdoor activities. Home is move-in ready and full of potential .Home is being sold AS-IS

2. 2026-04-08
   price $110,000 376-char remark

   Show marketing remark (376 chars)

   This charming three-bedroom one-bath brick home is waiting for its next homeowner. With over 1,400 square feet of living space, the home includes a bonus room that can be used as an office, gym, or additional living area. It also features a partially fenced backyard with space to enjoy outdoor activities. Home is move-in ready and full of potential .Home is being sold AS-IS

3. 2026-03-10
   listed $112,500 New 376-char remark

   Show marketing remark (376 chars)

   This charming three-bedroom one-bath brick home is waiting for its next homeowner. With over 1,400 square feet of living space, the home includes a bonus room that can be used as an office, gym, or additional living area. It also features a partially fenced backyard with space to enjoy outdoor activities. Home is move-in ready and full of potential .Home is being sold AS-IS

4. 2026-03-08
   historical
5. 2026-02-18
   price $112,500
6. 2026-01-08
   listed $115,000 New
7. 2025-11-10
   soldstatus $100,000
8. 2025-11-07
   soldstatus $100,000 Sold
9. 2025-11-07
   soldstatus $100,000 Closed
10. 2025-11-07
    soldstatus $100,000 Closed
11. 2025-10-22
    status Under Contract
12. 2025-10-22
    historical Active Under Contract
13. 2025-10-22
    status Pending
14. 2025-10-10
    listed $105,000 Active
15. 2025-10-04
    status Back On Market
16. 2025-10-04
    status Active
17. 2025-07-22
    status Under Contract
18. 2025-07-22
    historical Active Under Contract
19. 2025-06-06
    status Active
20. 2025-06-06
    status Back On Market
21. 2025-04-22
    status Under Contract
22. 2025-04-22
    historical Active Under Contract
23. 2025-04-09
    price $105,000
24. 2025-04-09
    price $105,000
25. 2025-04-09
    price $105,000
26. 2025-04-08
    status Back On Market
27. 2025-04-08
    status Active
28. 2025-04-03
    status Under Contract
29. 2025-04-03
    historical Active Under Contract
30. 2025-03-12
    price $107,000
31. 2025-03-12
    price $107,000
32. 2025-03-12
    price $107,000
33. 2025-02-21
    price $110,000
34. 2025-02-21
    price $110,000
35. 2025-02-21
    price $110,000
36. 2025-02-21
    status Back On Market
37. 2025-02-21
    status Active
38. 2025-01-31
    status Under Contract
39. 2025-01-31
    historical Active Under Contract
40. 2025-01-20
    price $115,000
41. 2025-01-20
    price $115,000
42. 2025-01-20
    price $115,000
43. 2025-01-12
    price $125,000
44. 2025-01-09
    listed $12,500 New
45. 2025-01-09
    listed $125,000 Active

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $15,666
• − Mortgage interest: −$6,162
• − Property taxes: −$1,096
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,200
• Taxable income: $1,355
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $2,686/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

+780.0% since first listed

45 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-04-08 Price Changed $110,000 GAMLS
• 2026-03-10 Listed $112,500 GAMLS
• 2026-03-08 Listing Removed — GAMLS
• 2026-02-18 Price Changed $112,500 GAMLS
• 2026-01-08 Listed $115,000 GAMLS
• 2025-11-10 Sold (Public Records) $100,000 Public Records
• 2025-11-07 Sold (MLS) $100,000 CGMLS
• 2025-11-07 Sold (MLS) $100,000 MGMLS
• 2025-11-07 Sold (MLS) $100,000 GAMLS
• 2025-10-22 Pending — GAMLS
• 2025-10-22 Contingent — MGMLS
• 2025-10-22 Pending — CGMLS
• 2025-10-10 Listed $105,000 CGMLS
• 2025-10-04 Relisted — GAMLS
• 2025-10-04 Relisted — MGMLS
• 2025-07-22 Pending — GAMLS
• 2025-07-22 Contingent — MGMLS
• 2025-06-06 Relisted — MGMLS
• 2025-06-06 Relisted — GAMLS
• 2025-04-22 Pending — GAMLS
• 2025-04-22 Contingent — MGMLS
• 2025-04-09 Price Changed $105,000 MGMLS
• 2025-04-09 Price Changed $105,000 CGMLS
• 2025-04-09 Price Changed $105,000 GAMLS
• 2025-04-08 Relisted — GAMLS
• 2025-04-08 Relisted — MGMLS
• 2025-04-03 Pending — GAMLS
• 2025-04-03 Contingent — MGMLS
• 2025-03-12 Price Changed $107,000 MGMLS
• 2025-03-12 Price Changed $107,000 CGMLS
• 2025-03-12 Price Changed $107,000 GAMLS
• 2025-02-21 Price Changed $110,000 MGMLS
• 2025-02-21 Price Changed $110,000 CGMLS
• 2025-02-21 Price Changed $110,000 GAMLS
• 2025-02-21 Relisted — GAMLS
• 2025-02-21 Relisted — MGMLS
• 2025-01-31 Pending — GAMLS
• 2025-01-31 Contingent — MGMLS
• 2025-01-20 Price Changed $115,000 MGMLS
• 2025-01-20 Price Changed $115,000 CGMLS
• 2025-01-20 Price Changed $115,000 GAMLS
• 2025-01-12 Price Changed $125,000 GAMLS
• 2025-01-09 Listed $125,000 MGMLS
• 2025-01-09 Listed $12,500 GAMLS

Property tax history

+9.1%/yr

Latest (2025): $1,096 · +37.2% YoY. Source: county tax records.