3982 Saint Charles Pl · Macon-Bibb County, GA 31201

$122,500

3 bd · 2.0 ba · 1,121 sqft · SingleFamily public records · 107 Days on market

Built 1950 10,018 sqft lot

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

Key facts

• 0.23 acre lot
• Built 1950
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $126 ($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 $113k (7.6% below list).
• Recommended offer: $111k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 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.
• Zoned schools: Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 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 (+3.1%/yr); 75 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1,132/mo this rent would consume 46% of the median local household income ($29k/yr) (locally 1124% 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 $847 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 107 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $26k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $111,475 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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?
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: 0.92% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $53,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1322 Triple Hill Dr	0.38mi	2/1.0 (-1)	1,117 (-0%)	6mo	$27,500	$25	67
3837 Spencer Cir	0.39mi	3/1.0	1,080 (-4%)	5mo	$45,000	$42	67
1388 Lakeview Cir	0.34mi	2/1.0 (-1)	1,140 (+2%)	6mo	$35,000	$31	67
3881 Spencer Cir	0.36mi	3/1.0	1,053 (-6%)	5mo	$45,000	$43	65
3480 Travis Blvd	0.54mi	3/1.0	1,056 (-6%)	1mo	$50,000	$47	60
4133 Buena Vista Ave	0.38mi	3/2.0	1,257 (+12%)	5mo	$45,000	$36	58
1527 Hurley Cir	0.52mi	3/1.0	1,056 (-6%)	6mo	$58,900	$56	57
1254 W Grenada Ter	0.66mi	3/2.0	1,188 (+6%)	3mo	$100,000	$84	57
1664 Randall Rd	0.55mi	3/2.0	1,212 (+8%)	5mo	$70,000	$58	56
4055 Emory Dr	0.54mi	3/1.0	1,216 (+8%)	2mo	$58,000	$48	56
3366 Pio Nono Cir	0.52mi	3/1.0	962 (-14%)	8mo	$106,000	$110	42
3366 Pio Nono Cir	0.52mi	3/1.0	962 (-14%)	8mo	$106,000	$110	42

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-11,736
• Equity at exit: $18,265

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $497
• Equity at exit: $10,592

Cash invested: $34,300 (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 31201

• Rents YoY: 3.1%
• Active inventory: 75
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$642
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $126

Break-even live

Break-even rent $973

Max offer price $122,500

Occupancy floor 84%

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	20d	1	0.08mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	43d	1	0.16mi
3778 Spencer Cir Macon, GA	3.0	1.0	864	$1,300	$1.50	20d	1	0.33mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	13d	1	0.36mi
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	43d	1	0.37mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	43d	1	0.38mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	43d	1	0.40mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	20d	1	0.52mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	13d	1	0.60mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	43d	1	0.72mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	43d	1	0.76mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	13d	1	0.85mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,075	$1.24	43d	1	0.92mi
1260 Auburn Dr Macon, GA	3.0	1.0	864	$1,295	$1.50	20d	1	0.92mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	43d	1	0.95mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	43d	1	0.96mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	20d	1	0.96mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	43d	1	0.97mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	20d	1	1.00mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	20d	1	1.04mi
906 Thomas St Macon, GA	2.0	1.0	800	$650	$0.81	43d	1	1.10mi
3257 Ohara Dr S Macon, GA	3.0	1.0	1352	$1,125	$0.83	20d	1	1.11mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	43d	1	1.11mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	43d	1	1.14mi
1089 Brisbane St Macon, GA	3.0	1.0	816	$1,075	$1.32	13d	1	1.16mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	43d	1	1.25mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	20d	1	1.27mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	43d	1	1.27mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	43d	1	1.35mi
534 Lynmore Ave Macon, GA	2.0	1.0	864	$925	$1.07	43d	1	1.46mi
4011 Marion Ave Macon, GA	2.0	1.0	1200	$1,200	$1.00	20d	1	1.49mi

Listing history 34 events

1. 2023-08-29
   status Pending
2. 2023-08-10
   historical
3. 2023-05-05
   soldstatus $119,000 Sold 327-char remark

   Show marketing remark (327 chars)

   Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

4. 2023-05-05
   status Under Contract 327-char remark

   Show marketing remark (327 chars)

   Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

5. 2023-04-11
   status Back On Market 327-char remark

   Show marketing remark (327 chars)

   Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

6. 2023-03-28
   status Under Contract 327-char remark

   Show marketing remark (327 chars)

   Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

7. 2023-03-09
   status Pending

   Show marketing remark (327 chars)

   Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

8. 2023-03-09
   historical Active Under Contract 327-char remark

   Show marketing remark (327 chars)

   Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

9. 2023-02-24
   price $122,500
10. 2023-02-21
    price $122,500 327-char remark

    Show marketing remark (327 chars)

    Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

11. 2023-02-19
    price $130,000 327-char remark

    Show marketing remark (327 chars)

    Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

12. 2023-01-01
    price $139,000 327-char remark

    Show marketing remark (327 chars)

    Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

13. 2022-12-31
    price $139,000
14. 2022-12-11
    listed $148,900 New 327-char remark

    Show marketing remark (327 chars)

    Recently renovated home ready for new owners. Conveniently located with easy access to shopping areas. Big backyard for those family gathering. Private back entrance and upgrades galore. Home includes all new appliances and new HVAC. Washer and Dryer included. Hurry and schedule your private showing. This one won't last long!

15. 2022-11-28
    price $148,900
16. 2022-11-10
    listed $159,000 Active
17. 2022-11-03
    historical
18. 2022-10-26
    listed $159,900 New
19. 2022-10-24
    status Active
20. 2022-10-24
    status Active
21. 2022-10-24
    historical
22. 2022-10-24
    historical
23. 2022-10-24
    historical
24. 2022-09-30
    price $160,000
25. 2022-09-22
    price $169,000
26. 2022-09-15
    listed $179,000 New
27. 2022-06-24
    status Pending
28. 2022-06-02
    soldstatus $35,000 Sold
29. 2022-05-27
    soldstatus $35,000 Closed
30. 2022-05-17
    status Under Contract
31. 2022-05-16
    historical
32. 2022-05-16
    listed $45,000
33. 2021-12-02
    listed $45,000 New
34. 2001-08-06
    soldstatus $71,000

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,127 · $94/mo
• Expected delta: +$228/yr (+$19/mo · 25.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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: $13,584
• − Mortgage interest: −$6,862
• − Property taxes: −$899
• − Insurance: −$612
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$3,564
• Taxable loss: −$526
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $1,637/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): 7,891
• Household income: $29,420
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 1124.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 31% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Chinese 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: ▼ -142.32%
• Current HPI: 100.04
• Rent YoY: ▲ 3.11%
• 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

+67.6% since first listed

34 events — show timeline

• 2023-08-29 Pending — CGMLS
• 2023-08-10 Delisted — CGMLS
• 2023-05-05 Sold (MLS) $119,000 GAMLS
• 2023-05-05 Pending — GAMLS
• 2023-04-11 Relisted — GAMLS
• 2023-03-28 Pending — GAMLS
• 2023-03-09 Pending — CGMLS
• 2023-03-09 Contingent — GAMLS
• 2023-02-24 Price Changed $122,500 CGMLS
• 2023-02-21 Price Changed $122,500 GAMLS
• 2023-02-19 Price Changed $130,000 GAMLS
• 2023-01-01 Price Changed $139,000 GAMLS
• 2022-12-31 Price Changed $139,000 CGMLS
• 2022-12-11 Listed $148,900 GAMLS
• 2022-11-28 Price Changed $148,900 CGMLS
• 2022-11-10 Listed $159,000 CGMLS
• 2022-11-03 Listing Removed — GAMLS
• 2022-10-26 Listed $159,900 GAMLS
• 2022-10-24 Relisted — GAMLS
• 2022-10-24 Relisted — GAMLS
• 2022-10-24 Listing Removed — GAMLS
• 2022-10-24 Listing Removed — GAMLS
• 2022-10-24 Listing Removed — GAMLS
• 2022-09-30 Price Changed $160,000 GAMLS
• 2022-09-22 Price Changed $169,000 GAMLS
• 2022-09-15 Listed $179,000 GAMLS
• 2022-06-24 Pending — FMLS
• 2022-06-02 Sold (MLS) $35,000 GAMLS
• 2022-05-27 Sold (MLS) $35,000 FMLS
• 2022-05-17 Pending — GAMLS
• 2022-05-16 Listed $45,000 FMLS
• 2022-05-16 Listing Removed — FMLS
• 2021-12-02 Listed $45,000 GAMLS
• 2001-08-06 Sold (Public Records) $71,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $899 · -1.3% YoY. Source: county tax records.