866 Roseview Dr · Macon-Bibb County, GA 31217

$110,000

2 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 8 Days on market

Built 1936 0.32 ac lot Est $82k · 35% over

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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 +20.6/30.0
• Appreciation +7.2/10.0
• DSCR +6.6/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Great investment opportunity! Tenant occupied. Please do not disturb tenant. Contact agent for more information.

Key facts

• 0.32 acre lot
• Built 1936
• Listed 7 days

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; One level
• Construction: Wood siding; Pillar/Post/Pier foundation; Shingle roof; Built as residential single family
• Exterior features: Front porch; No additional exterior features listed

Interior

• Kitchen: Electric range
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Decorative living room fireplace; Laundry room; No basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $102k (7.4% below list).
• Recommended offer: $102k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• Market conditions: Rents rising fast (+10.8%/yr); 122 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k of equity ($761 loan paydown + $5k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $18k; list at $110k implies a 529% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $101,889 (7.4% below list)

Questions for the listing agent

1. Built in 1936 — 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: 0.93% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $81,736
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2074 Melton Ave	0.19mi	3/1.0 (+1)	1,110 (-8%)	10mo	$117,000	$105	65
1865 Strozier St	0.15mi	3/1.5 (+1)	1,292 (+8%)	15mo	$82,400	$64	61
2354 Danbury Dr	0.41mi	3/1.5 (+1)	1,266 (+5%)	16mo	$66,000	$52	52
1860 Washburn St	0.22mi	3/1.0 (+1)	1,068 (-11%)	23mo	$54,850	$51	47
2379 Willis Ct	0.66mi	3/1.5 (+1)	1,262 (+5%)	11mo	$135,000	$107	44
836 Sunnydale Dr	0.72mi	3/2.0 (+1)	1,204 (+0%)	16mo	$82,000	$68	44
2383 Vacation Dr	0.61mi	3/1.5 (+1)	1,257 (+5%)	22mo	$115,000	$91	39
1158 Sunnydale Dr	0.49mi	3/1.5 (+1)	1,300 (+8%)	21mo	$77,000	$59	38
2738 Bryant Pl	0.62mi	3/1.0 (+1)	1,032 (-14%)	7mo	$97,000	$94	36
882 Sunnydale Dr	0.71mi	3/2.0 (+1)	1,242 (+3%)	19mo	$75,000	$60	36
2845 Flewellyn Dr	0.73mi	2/1.0	1,056 (-12%)	22mo	$75,000	$71	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 2.16×
• Total profit: $35,820
• Equity at exit: $57,790

10-year hold

• IRR: 21.1%
• Equity multiple: 4.74×
• Total profit: $115,191
• Equity at exit: $96,167

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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,019 high
• Mortgage (P&I): −$577
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $148

Break-even live

Break-even rent $832

Max offer price $110,000

Occupancy floor 81%

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	20d	1	0.42mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	0.52mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	20d	1	0.53mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	43d	1	0.62mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	43d	1	0.62mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	43d	1	0.62mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	44d	1	0.75mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	43d	1	0.88mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	0.92mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	0.97mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	13d	1	0.98mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	43d	1	1.08mi
2903 Skyline Rd Macon, GA	2.0	1.0	725	$960	$1.32	13d	1	1.10mi
1224 Appling Ct Apt B Macon, GA	2.0	1.0	1000	$925	$0.93	20d	1	1.10mi
2913 Skyline Rd Macon, GA	2.0	1.0	700	$910	$1.30	20d	1	1.11mi
2909 Skyline Rd Macon, GA	2.0	1.0	850	$910	$1.07	20d	1	1.12mi
2926 Skyline Rd Macon, GA	2.0	1.0	725	$910	$1.26	20d	1	1.14mi
2050 Meriwood Dr Macon, GA	2.0–3.0	1.0	950	$800	$0.84	13d	1	1.32mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	43d	1	1.43mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	13d	1	1.43mi
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	13d	1	1.44mi
240 Neptune Ct Macon, GA	2.0	1.5	1025	$875	$0.85	20d	1	1.45mi

Listing history 8 events

1. 2026-06-19
   days on market $110,000 Active 8 DOM
2. 2026-06-18
   days on market $110,000 Active 7 DOM
3. 2026-06-17
   days on market $110,000 Active 6 DOM
4. 2026-06-16
   days on market $110,000 Active 5 DOM
5. 2026-06-15
   days on market $110,000 Active 4 DOM
6. 2026-06-14
   days on market $110,000 Active 2 DOM
7. 2026-06-13
   remarks 381-char remark
8. 2026-06-13
   listed $110,000 Active 1 DOM

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$597/yr (+$50/mo · 143.7%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,227
• − Mortgage interest: −$6,162
• − Property taxes: −$415
• − Insurance: −$550
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$3,200
• Taxable loss: −$57
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,785/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

+165.1% since first listed

12 events — show timeline

• 2026-06-11 Listed $110,000 MGMLS
• 2025-08-06 Listing Removed — GAMLS
• 2025-07-15 Price Changed $29,900 GAMLS
• 2025-07-10 Listed $39,900 GAMLS
• 2020-09-29 Sold (MLS) $17,500 MGMLS
• 2020-07-26 Listed $24,900 MGMLS
• 2018-06-20 Sold (Public Records) $978,000 Public Records
• 2006-04-04 Sold (Public Records) $55,200 Public Records
• 2005-03-07 Sold (Public Records) $65,000 Public Records
• 2004-10-25 Sold (Public Records) $27,500 Public Records
• 2004-05-04 Sold (Public Records) $36,385 Public Records
• 2001-04-27 Sold (Public Records) $41,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $415 · -1.3% YoY. Source: county tax records.