1124 N Beddingfield Dr · Macon-Bibb County, GA 31206

$129,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 21 Days on market

Built 1957 0.27 ac lot $132/sqft · 128% 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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +3.8/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Presenting this beautifully renovated 4 bedroom, 2 bath home offering almost 1,300 SQFT of well designed living space. Nestled on a 0.27 acre lot, this property features a long driveway, a huge front yard, and an equally spacious backyard perfect for gatherings, gardening, or simply enjoying the outdoors. The exterior boasts classic 4 sided brick construction, complemented by fresh paint, new gutters, and a roof in great condition, giving this home both durability and curb appeal. Step inside to find a bright, welcoming interior that has been thoughtfully updated from top to bottom. The freshly stained hardwood floors flow beautifully throughout, enhancing the home's warmth and character. T

Key facts

• Renovated home
• Spacious backyard
• Fresh paint

Tags

• RENOVATED HOME
• LONG DRIVEWAY
• HUGE FRONT YARD
• SPACIOUS BACKYARD
• CLASSIC BRICK CONSTRUCTION
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $12 ($148/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 $98k (24.5% below list).
• Recommended offer: $98k (24.5% below list) — sets the bar for 1% rule.

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 (+5.0%/yr); 207 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 39% 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $130k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $98,123 (24.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.76% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (median comp): $74,601
• List price: $129,900
• Delta: 80.83%
• 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
3366 Pio Nono Cir	0.32mi	3/1.0 (+1)	962 (-2%)	8mo	$106,000	$110	70
3366 Pio Nono Cir	0.32mi	3/1.0 (+1)	962 (-2%)	8mo	$106,000	$110	70
826 W Grenada Ter	0.31mi	2/1.0	1,075 (+9%)	4mo	$35,000	$33	67
1138 Newberg Ave	0.27mi	3/1.0 (+1)	1,106 (+12%)	6mo	$82,000	$74	57
1162 Ruben Drive Dr Unit m	0.71mi	2/1.0	960 (-2%)	8mo	$19,500	$20	56
1162 Ruben Dr	0.71mi	2/1.0	960 (-2%)	8mo	$19,500	$20	56
1527 Hurley Cir	0.57mi	3/1.0 (+1)	1,056 (+7%)	6mo	$58,900	$56	51
3480 Travis Blvd	0.67mi	3/1.0 (+1)	1,056 (+7%)	1mo	$50,000	$47	51
1322 Triple Hill Dr	0.60mi	2/1.0	1,117 (+14%)	6mo	$27,500	$25	44
3874 St. Charles Pl	0.71mi	2/1.0	864 (-12%)	5mo	$20,000	$23	42
3778 Spencer Cir	0.64mi	3/1.0 (+1)	864 (-12%)	5mo	$45,000	$52	41
3229 Harrel St	0.66mi	3/2.5 (+1)	1,064 (+8%)	8mo	$6,200	$6	38

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-18,289
• Equity at exit: $19,369

10-year hold

• IRR: -2.4%
• Equity multiple: 0.82×
• Total profit: $-6,447
• Equity at exit: $11,231

Cash invested: $36,372 (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: 11.0×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$681
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $12

Break-even live

Break-even rent $966

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.20mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.26mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.30mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	0.38mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.43mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.49mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	0.61mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	20d	1	0.62mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	0.62mi
3080 Rice Mill Rd Unit M-5 Macon, GA	1.0	1.0	875	$750	$0.86	43d	1	0.66mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	20d	1	0.66mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.66mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	0.73mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	0.75mi
4196 Mikado Ave Unit A Macon, GA	1.0	1.0	897	$950	$1.06	43d	1	0.77mi
4196 Mikado Ave Unit B Macon, GA	1.0	1.0	890	$900	$1.01	43d	1	0.77mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.80mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	0.84mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	20d	1	0.84mi
614 Cleveland St Macon, GA	1.0	1.0	650	$800	$1.23	43d	1	0.89mi
558 Cleveland St Macon, GA	2.0	1.0	924	$925	$1.00	43d	1	0.96mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	1.13mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	1.19mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	20d	1	1.24mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	43d	1	1.24mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	43d	1	1.26mi
2349 Mason St Macon, GA	1.0	1.0	552	$625	$1.13	43d	1	1.26mi
806 Armory Dr Unit B Macon, GA	3.0	1.0	1100	$975	$0.89	43d	1	1.35mi
672 Bowden St Macon, GA	2.0	1.0	1076	$900	$0.84	20d	1	1.40mi

Listing history 37 events

1. 2026-06-19
   days on market $129,900 Active 21 DOM
2. 2026-06-18
   days on market $129,900 Active 20 DOM
3. 2026-06-17
   days on market $129,900 Active 19 DOM
4. 2026-06-16
   days on market $129,900 Active 18 DOM
5. 2026-06-15
   days on market $129,900 Active 17 DOM
6. 2026-06-14
   days on market $129,900 Active 15 DOM
7. 2026-06-13
   statusdays on market $129,900 Active 14 DOM
8. 2026-06-10
   days on market $129,900 New 12 DOM
9. 2026-06-09
   days on market $129,900 New 11 DOM
10. 2026-06-08
    days on market $129,900 New 10 DOM
11. 2026-06-07
    days on market $129,900 New 9 DOM
12. 2026-06-03
    days on market $129,900 New 5 DOM
13. 2026-06-02
    days on market $129,900 New 4 DOM
14. 2026-06-01
    days on market $129,900 New 3 DOM
15. 2026-05-31
    days on market $129,900 New 2 DOM
16. 2026-05-30
    pricestatusdays on marketlisting id $129,900 New 1 DOM
17. 2026-02-28
    historical
18. 2025-12-17
    price $134,900
19. 2025-11-26
    historical
20. 2025-11-20
    price $144,900
21. 2025-10-11
    listed $134,900 New
22. 2025-10-11
    listed $139,900 New
23. 2025-10-11
    listed $149,900 New
24. 2024-11-05
    soldstatus $35,000
25. 2024-11-01
    soldstatus $35,000 Sold
26. 2024-10-17
    status Under Contract
27. 2024-10-15
    historical
28. 2024-10-14
    listed $36,000 New
29. 2024-10-14
    historical
30. 2024-10-02
    price $39,900
31. 2024-10-02
    price $39,900
32. 2024-09-27
    price $44,900
33. 2024-09-27
    price $43,900
34. 2024-09-14
    listed $48,900 Active
35. 2024-09-14
    listed $48,900 New
36. 2024-07-15
    historical
37. 2024-06-06
    listed $47,000 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: $330 · $28/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$865/yr (+$72/mo · 261.7%)

ⓘ 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: $11,775
• − Mortgage interest: −$7,276
• − Property taxes: −$330
• − Insurance: −$650
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$3,779
• Taxable loss: −$2,144
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $662/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

+187.0% since first listed

21 events — show timeline

• 2026-02-28 Listing Removed — GAMLS
• 2025-12-17 Price Changed $134,900 GAMLS
• 2025-11-26 Listing Removed — GAMLS
• 2025-11-20 Price Changed $144,900 GAMLS
• 2025-10-11 Listed $149,900 GAMLS
• 2025-10-11 Listed $139,900 GAMLS
• 2025-10-11 Listed $134,900 GAMLS
• 2024-11-05 Sold (Public Records) $35,000 Public Records
• 2024-11-01 Sold (MLS) $35,000 GAMLS
• 2024-10-17 Pending — GAMLS
• 2024-10-15 Listing Removed — FMLS
• 2024-10-14 Listing Removed — GAMLS
• 2024-10-14 Listed $36,000 GAMLS
• 2024-10-02 Price Changed $39,900 GAMLS
• 2024-10-02 Price Changed $39,900 FMLS
• 2024-09-27 Price Changed $44,900 GAMLS
• 2024-09-27 Price Changed $43,900 FMLS
• 2024-09-14 Listed $48,900 GAMLS
• 2024-09-14 Listed $48,900 FMLS
• 2024-07-15 Listing Removed — GAMLS
• 2024-06-06 Listed $47,000 GAMLS

Property tax history

+12.6%/yr

Latest (2025): $330 · -13.5% YoY. Source: county tax records.