2732 Village Green Ln · Macon-Bibb County, GA 31206

$100,000

3 bd · 3.5 ba · 1,200 sqft · SingleFamily public records · 14 Days on market

Built 1970 8,712 sqft lot $83/sqft · 186% 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 +7.6/10.0
• 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

Step into this beautifully updated, move-in-ready home where modern style meets a functional floor plan. Say goodbye to allergens and high maintenance with sleek, durable flooring throughout—absolutely no carpet! The heart of the home is a spacious, light-filled eat-in kitchen, recently updated and ready for your next dinner party or quiet morning coffee. Privacy is built-in with a smart split-bedroom layout, uniquely featuring two en-suite bedrooms, making it ideal for multi-generational living, roommates, or a premium guest experience. Outside, the level lot offers a blank canvas for your garden oasis or a secure playground for pets. Whether you're a first-time buyer looking for a turnkey start or an investor seeking a high-demand rental, this property checks every box at a price point that makes sense. Schedule your showing today and see why this is the best value in town!

Key facts

• Split-bedroom layout
• Durable flooring
• Level lot

Tags

• UPDATED HOME
• DURABLE FLOORING
• EAT-IN KITCHEN
• SPLIT-BEDROOM LAYOUT
• TWO EN-SUITE BEDROOMS
• LEVEL LOT

Property features AI

Finance

• Other: Listing terms: Cash, Conventional, FHA, VA Loan
• Financial info: Investor owned
• HOA & community: No HOA; No community features

Exterior

• Parking: Off-street parking; Parking pad; 2 parking spaces (total)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence; House; One story; Resale property; Subdivision: Village Green
• Construction: Built in 1970; Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Level lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: In-law floorplan; Split bedroom plan; One level; Crawl space foundation
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.9% 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 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.
• Zoned schools: Southfield Elementary School (math 5% / reading 6%, grade F, #1,158 of 1,228 statewide, top 94%, 737 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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 (+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 $1,259/mo this rent would consume 50% 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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 $42k; list at $100k implies a 138% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1970 — 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: 1.26% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $35,000
• List price: $100,000
• Delta: 194.00%
• 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
5780 Edwina Dr	0.16mi	3/1.0	1,200 (0%)	6mo	$125,000	$104	77
2738 Village Green Ln	0.01mi	3/1.0	1,056 (-12%)	1mo	$35,000	$33	68
2665 Chatsworth Ct	0.13mi	3/1.5	1,056 (-12%)	4mo	$50,000	$47	62
5897 Leone Dr W	0.17mi	3/1.5	1,055 (-12%)	4mo	$35,000	$33	61
2745 Village Green Ln	0.04mi	4/2.0 (+1)	1,350 (+12%)	8mo	$35,000	$26	60
5901 Leone Dr W	0.16mi	4/1.5 (+1)	1,056 (-12%)	4mo	$35,000	$33	56
5810 Bloomfield Rd	0.29mi	3/2.0	1,329 (+11%)	12mo	$100,000	$75	53
4525 Clover Pl	0.71mi	3/2.0	1,291 (+8%)	1mo	$130,000	$101	47
2704 Reynolds Dr	0.39mi	3/1.0	1,036 (-14%)	7mo	$70,000	$68	43
2715 Barrett Ave	0.67mi	3/2.0	1,322 (+10%)	8mo	$6,200	$5	39
2489 Hillside Dr	0.58mi	3/1.0	1,056 (-12%)	10mo	$95,000	$90	35
2455 Rosen Ave	0.68mi	4/2.0 (+1)	1,344 (+12%)	4mo	$135,000	$100	34

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: 9.7%
• Equity multiple: 1.39×
• Total profit: $10,944
• Equity at exit: $14,910

10-year hold

• IRR: 20.3%
• Equity multiple: 2.87×
• Total profit: $52,244
• Equity at exit: $8,646

Cash invested: $28,000 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$524
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $386

Break-even live

Break-even rent $771

Max offer price $100,000

Occupancy floor 64%

Sensitivity live

Price	-10% $442	-5% $414	+0% $386	+5% $357	+10% $329
Rent	-10% $286	-5% $336	+0% $386	+5% $435	+10% $485
Rate	-1.0pp $436	-0.5pp $411	base $386	+0.5pp $360	+1.0pp $333

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	44d	1	0.12mi
2641 Leone Dr N Macon, GA	3.0	1.0	864	$1,100	$1.27	44d	1	0.19mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	44d	1	0.24mi
5711 Sterling Pl Macon, GA	3.0	1.0	864	$1,500	$1.74	22d	1	0.29mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	44d	1	0.29mi
5962 Bloomfield Rd Macon, GA	4.0	1.5	1159	$1,300	$1.12	14d	1	0.30mi
2916 Walmar Dr Macon, GA	3.0	2.0	1300	$1,275	$0.98	44d	1	0.33mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	44d	1	0.38mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	44d	1	0.43mi
4331 Ashland Dr Macon, GA	3.0	1.0	864	$1,025	$1.19	44d	1	0.50mi
4471 Elkan Ave Macon, GA	4.0	2.0	1128	$1,495	$1.33	44d	1	0.54mi
4685 Pinedale Dr Macon, GA	3.0	1.5	1404	$1,450	$1.03	14d	1	0.55mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	14d	1	0.62mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	22d	1	0.65mi
2459 Vivian Dr Macon, GA	3.0	1.0	792	$850	$1.07	14d	1	0.72mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	44d	1	0.74mi
2418 Adger Rd Macon, GA	4.0	1.0	1365	$1,500	$1.10	44d	1	0.77mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	44d	1	0.79mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	22d	1	0.81mi
4455 Fairfax Dr Macon, GA	3.0	2.0	1352	$1,225	$0.91	44d	1	0.83mi
4300 Essex Rd Macon, GA	4.0	1.5	1246	$1,450	$1.16	22d	1	0.93mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	44d	1	1.15mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	44d	1	1.21mi

Listing history 28 events

1. 2026-06-19
   statusdays on market $100,000 Active 14 DOM
2. 2026-06-18
   days on market $100,000 New 13 DOM
3. 2026-06-17
   days on market $100,000 New 12 DOM
4. 2026-06-16
   days on market $100,000 New 11 DOM
5. 2026-06-15
   days on market $100,000 New 10 DOM
6. 2026-06-14
   days on market $100,000 New 8 DOM
7. 2026-06-13
   days on market $100,000 New 7 DOM
8. 2026-06-10
   days on market $100,000 New 5 DOM
9. 2026-06-09
   days on market $100,000 New 4 DOM
10. 2026-06-08
    days on market $100,000 New 3 DOM
11. 2026-06-07
    pricestatusdays on marketlisting id $100,000 New 2 DOM
12. 2026-06-03
    days on market $102,900 Active 123 DOM
13. 2026-06-02
    days on market $102,900 Active 122 DOM
14. 2026-06-01
    days on market $102,900 Active 121 DOM
15. 2026-05-31
    days on market $102,900 Active 120 DOM
16. 2026-05-30
    days on market $102,900 Active 119 DOM
17. 2026-04-23
    price $102,900 888-char remark
18. 2026-04-23
    price $102,900 894-char remark
19. 2026-04-23
    price $102,900
20. 2026-03-18
    price $103,900 894-char remark
21. 2026-03-18
    price $103,900
22. 2026-03-18
    price $103,900 888-char remark
23. 2026-01-31
    listed $104,900 Active
24. 2026-01-31
    listed $104,900 Active 894-char remark
25. 2026-01-29
    listed $104,900 New 888-char remark
26. 2023-01-25
    soldstatus $42,000 Closed
27. 2023-01-18
    status Pending
28. 2022-12-31
    listed $34,900 Active

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$405/yr (+$34/mo · 78.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 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: $15,107
• − Mortgage interest: −$5,602
• − Property taxes: −$515
• − Insurance: −$500
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,909
• Taxable income: $3,164
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $3,867/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

+186.5% since first listed

15 events — show timeline

• 2026-06-05 Listed $100,000 MGMLS
• 2026-06-05 Listed $100,000 CGMLS
• 2026-06-04 Listing Removed — GAMLS
• 2026-06-04 Listed $100,000 GAMLS
• 2026-04-23 Price Changed $102,900 GAMLS
• 2026-04-23 Price Changed $102,900 CGMLS
• 2026-04-23 Price Changed $102,900 MGMLS
• 2026-03-18 Price Changed $103,900 CGMLS
• 2026-03-18 Price Changed $103,900 MGMLS
• 2026-03-18 Price Changed $103,900 GAMLS
• 2026-01-31 Listed $104,900 CGMLS
• 2026-01-29 Listed $104,900 GAMLS
• 2023-01-25 Sold (MLS) $42,000 CGMLS
• 2023-01-18 Pending — CGMLS
• 2022-12-31 Listed $34,900 CGMLS

Property tax history

+14.6%/yr

Latest (2025): $515 · -1.3% YoY. Source: county tax records.