2830 Village Green Dr · Macon-Bibb County, GA 31206

$89,900

4 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 70 Days on market

Built 1970 8,712 sqft lot $86/sqft · 134% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch style 4 bedroom, 1 bathroom home for sale. Perfect to add your rental portfolio Or to call home. Roof, windows and the water heater , is less than 5 years. Central air and central heat. Amble front and rear yard space, one car garage.

Key facts

• Central heat
• Central air
• 8,712 sq ft lot

Tags

• ROOF LESS THAN 5 YEARS
• WINDOWS LESS THAN 5 YEARS
• WATER HEATER LESS THAN 5 YEARS
• CENTRAL AIR
• CENTRAL HEAT
• FRONT AND REAR YARD SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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.
• Market conditions: Rents rising fast (+5.0%/yr); 207 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• At $1,332/mo this rent would consume 53% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 5.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $90k implies a 499% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.94%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $38,480
• List price: $89,900
• Delta: 133.63%
• 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
5901 Leone Dr W	0.13mi	4/1.5	1,056 (+1%)	4mo	$35,000	$33	88
2738 Village Green Ln	0.15mi	3/1.0 (-1)	1,056 (+1%)	1mo	$35,000	$33	86
5897 Leone Dr W	0.12mi	3/1.5 (-1)	1,055 (+0%)	4mo	$35,000	$33	84
2844 Shamrock Ln	0.06mi	3/1.0 (-1)	1,000 (-5%)	2mo	$47,000	$47	82
5885 Leone Dr W	0.11mi	3/1.0 (-1)	1,000 (-5%)	4mo	$35,000	$35	79
2665 Chatsworth Ct	0.21mi	3/1.5 (-1)	1,056 (+1%)	4mo	$50,000	$47	79
5756 Edwina Dr	0.12mi	3/1.5 (-1)	1,000 (-5%)	5mo	$132,000	$132	75
2704 Reynolds Dr	0.32mi	3/1.0 (-1)	1,036 (-1%)	7mo	$70,000	$68	72
5909 W Leone Dr	0.14mi	3/1.0 (-1)	900 (-14%)	4mo	$27,500	$31	62
5780 Edwina Dr	0.10mi	3/1.0 (-1)	1,200 (+14%)	6mo	$125,000	$104	61
2642 Reynolds Dr	0.38mi	3/1.5 (-1)	986 (-6%)	9mo	$130,000	$132	58
2970 Emerson Cir	0.68mi	3/1.0 (-1)	900 (-14%)	1mo	$110,000	$122	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: 19.3%
• Equity multiple: 1.80×
• Total profit: $20,170
• Equity at exit: $13,404

10-year hold

• IRR: 28.9%
• Equity multiple: 3.80×
• Total profit: $70,530
• Equity at exit: $7,773

Cash invested: $25,172 (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.

Methodology + full state rankings →

ZIP-level market 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$471
• Tax from tax record: −$41 /mo · $498/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $502

Break-even live

Break-even rent $697

Max offer price $89,900

Occupancy floor 57%

Sensitivity live

Price	-10% $553	-5% $528	+0% $502	+5% $477	+10% $451
Rent	-10% $397	-5% $450	+0% $502	+5% $555	+10% $607
Rate	-1.0pp $547	-0.5pp $525	base $502	+0.5pp $479	+1.0pp $455

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2916 Walmar Dr Macon, GA	3.0	2.0	1300	$1,275	$0.98	44d	1	0.19mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	44d	1	0.22mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	44d	1	0.24mi
5711 Sterling Pl Macon, GA	3.0	1.0	864	$1,500	$1.74	22d	1	0.26mi
2641 Leone Dr N Macon, GA	3.0	1.0	864	$1,100	$1.27	44d	1	0.27mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	44d	1	0.30mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	44d	1	0.30mi
2621 Village Green Ln Macon, GA	5.0	2.0	1284	$1,750	$1.36	44d	1	0.33mi
5962 Bloomfield Rd Macon, GA	4.0	1.5	1159	$1,300	$1.12	14d	1	0.44mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	44d	1	0.49mi
4331 Ashland Dr Macon, GA	3.0	1.0	864	$1,025	$1.19	44d	1	0.60mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	22d	1	0.64mi
4471 Elkan Ave Macon, GA	4.0	2.0	1128	$1,495	$1.33	44d	1	0.67mi
4685 Pinedale Dr Macon, GA	3.0	1.5	1404	$1,450	$1.03	14d	1	0.69mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	14d	1	0.71mi
2459 Vivian Dr Macon, GA	3.0	1.0	792	$850	$1.07	14d	1	0.80mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	44d	1	0.84mi
2418 Adger Rd Macon, GA	4.0	1.0	1365	$1,500	$1.10	44d	1	0.87mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	44d	1	0.88mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	22d	1	0.91mi
4455 Fairfax Dr Macon, GA	3.0	2.0	1352	$1,225	$0.91	44d	1	0.95mi
4300 Essex Rd Macon, GA	4.0	1.5	1246	$1,450	$1.16	22d	1	1.03mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	44d	1	1.08mi

Listing history 20 events

1. 2026-06-03
   days on market $89,900 Active 70 DOM
2. 2026-06-02
   days on market $89,900 Active 69 DOM
3. 2026-06-01
   days on market $89,900 Active 68 DOM
4. 2026-05-31
   days on market $89,900 Active 67 DOM
5. 2026-05-30
   days on market $89,900 Active 66 DOM
6. 2026-02-28
   historical
7. 2025-12-24
   status Back On Market
8. 2025-11-24
   status Under Contract
9. 2025-09-29
   price $89,500
10. 2025-09-11
    listed $97,500 New
11. 2025-03-23
    listed $89,900 New 242-char remark

    Show marketing remark (242 chars)

    Ranch style 4 bedroom, 1 bathroom home for sale. Perfect to add your rental portfolio Or to call home. Roof, windows and the water heater , is less than 5 years. Central air and central heat. Amble front and rear yard space, one car garage.

12. 2024-07-31
    historical
13. 2024-07-01
    price $120,000
14. 2024-04-16
    listed $129,900 New
15. 2024-04-16
    price $127,900
16. 2023-09-01
    historical
17. 2023-08-08
    price $120,000
18. 2023-05-10
    listed $95,000 New
19. 2020-11-10
    soldstatus $15,000
20. 2020-05-06
    listed $24,000

ⓘ 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: $498 · $41/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$329/yr (+$27/mo · 66.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,989
• − Mortgage interest: −$5,036
• − Property taxes: −$498
• − Insurance: −$450
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,615
• Taxable income: $4,832
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $4,867/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

+272.9% since first listed

15 events — show timeline

• 2026-02-28 Listing Removed — GAMLS
• 2025-12-24 Relisted — GAMLS
• 2025-11-24 Pending — GAMLS
• 2025-09-29 Price Changed $89,500 GAMLS
• 2025-09-11 Listed $97,500 GAMLS
• 2025-03-23 Listed $89,900 GAMLS
• 2024-07-31 Listing Removed — GAMLS
• 2024-07-01 Price Changed $120,000 GAMLS
• 2024-04-16 Listed $129,900 GAMLS
• 2024-04-16 Price Changed $127,900 GAMLS
• 2023-09-01 Listing Removed — GAMLS
• 2023-08-08 Price Changed $120,000 GAMLS
• 2023-05-10 Listed $95,000 GAMLS
• 2020-11-10 Sold (MLS) $15,000 GAMLS
• 2020-05-06 Listed $24,000 GAMLS

Property tax history

+11.3%/yr

Latest (2025): $498 · -1.3% YoY. Source: county tax records.