3104 Ruark Rd Rd · Macon-Bibb County, GA 31217

$150,000

3 bd · 2.0 ba · 1,584 sqft · Townhouse public records · 27 Days on market

Built 1956 0.86 ac lot

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Why this score? — see what drove the C 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 +19.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Take a look at this solid brick home with 3 bedrooms and 2 baths!!! If you want lots of quiet fenced yard space with a well maintained lawn and a 2 car garage this one awaits you! Home needs a little TLC from its new owner. Is that you?

Key facts

• Bright living area
• Timeless curb appeal
• Four-sided brick

Tags

• FOUR-SIDED BRICK
• NEARLY ONE ACRE
• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN LAYOUT
• PLENTY OF OUTDOOR SPACE
• TIMELESS CURB APPEAL

Property features AI

Exterior

• Parking: Detached or attached garage with space for 1 car
• Utilities: Public water; Public sewer
• Home design: Residential townhouse (single family attached)
• Construction: Brick construction
• Exterior features: Deck; Porch; Fenced yard

Interior

• Flooring: Hardwood; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Hardwood and tile flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $139k (7.2% below list).
• Recommended offer: $139k (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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: Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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 (+10.8%/yr); 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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

• In year one you build about $8k of equity ($1k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,201 (7.2% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.8%
• Equity multiple: 2.12×
• Total profit: $46,846
• Equity at exit: $78,805

10-year hold

• IRR: 20.4%
• Equity multiple: 4.64×
• Total profit: $152,866
• Equity at exit: $131,137

Cash invested: $42,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$787
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $169

Break-even live

Break-even rent $1,178

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3938 Kings Park Cir Macon, GA	4.0	1.5	1200	$1,400	$1.17	13d	1	0.75mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	44d	1	1.38mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	44d	1	1.38mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	44d	1	1.38mi
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	13d	1	1.46mi

Listing history 21 events

1. 2026-06-19
   days on market $150,000 Active 27 DOM
2. 2026-06-18
   days on market $150,000 Active 26 DOM
3. 2026-06-17
   days on market $150,000 Active 25 DOM
4. 2026-06-16
   days on market $150,000 Active 24 DOM
5. 2026-06-15
   days on market $150,000 Active 23 DOM
6. 2026-06-14
   days on market $150,000 Active 21 DOM
7. 2026-06-13
   days on market $150,000 Active 20 DOM
8. 2026-06-10
   days on market $150,000 Active 18 DOM
9. 2026-06-09
   days on market $150,000 Active 17 DOM
10. 2026-06-08
    days on market $150,000 Active 16 DOM
11. 2026-06-07
    days on market $150,000 Active 15 DOM
12. 2026-06-03
    days on market $150,000 Active 11 DOM
13. 2026-06-02
    days on market $150,000 Active 10 DOM
14. 2026-06-01
    days on market $150,000 Active 9 DOM
15. 2026-05-31
    days on market $150,000 Active 8 DOM
16. 2026-05-30
    days on market $150,000 Active 7 DOM
17. 2026-05-23
    listed $150,000 Active
18. 2023-09-25
    historical
19. 2023-03-25
    listed $190,000 New
20. 2019-10-30
    soldstatus $50,000 237-char remark

    Show marketing remark (237 chars)

    Take a look at this solid brick home with 3 bedrooms and 2 baths!!! If you want lots of quiet fenced yard space with a well maintained lawn and a 2 car garage this one awaits you! Home needs a little TLC from its new owner. Is that you?

21. 2019-09-10
    listed $64,900 237-char remark

    Show marketing remark (237 chars)

    Take a look at this solid brick home with 3 bedrooms and 2 baths!!! If you want lots of quiet fenced yard space with a well maintained lawn and a 2 car garage this one awaits you! Home needs a little TLC from its new owner. Is that you?

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$406/yr (+$34/mo · 41.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 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: $16,704
• − Mortgage interest: −$8,402
• − Property taxes: −$974
• − Insurance: −$750
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,364
• Taxable loss: −$459
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $2,143/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): 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

+131.1% since first listed

5 events — show timeline

• 2026-05-23 Listed $150,000 CGMLS
• 2023-09-25 Listing Removed — GAMLS
• 2023-03-25 Listed $190,000 GAMLS
• 2019-10-30 Sold (MLS) $50,000 MGMLS
• 2019-09-10 Listed $64,900 MGMLS

Property tax history

+14.7%/yr

Latest (2025): $974 · -1.3% YoY. Source: county tax records.