973 Irving Dr · Macon-Bibb County, GA 31217

$95,000

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 6 Days on market

Built 1973 0.25 ac lot Est $102k · 7% under

---

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
• ARV discount +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

3 bedroom, 2 bath Tri Level Home priced to sell! This home features a functional split level layout that creates separation and flexibility throughout. In addition to the three bedrooms, you'll find a versatile bonus room, perfect for a home office, flex space, guest room, or second living area. The Tri Level design gives the home a larger feel than expected, while the huge backyard provides endless potential. All utilities are in working order, making this a move-in-ready opportunity with room to personalize and add more value over time.

Key facts

• Huge backyard
• Versatile bonus room
• Tri level home

Tags

• TRI LEVEL HOME
• FUNCTIONAL SPLIT LEVEL LAYOUT
• VERSATILE BONUS ROOM
• HUGE BACKYARD
• MOVE-IN-READY OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 12.7% 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: Bernd Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 415 students, 100% FRL); Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $4k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1973 — 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: 1.48% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.99%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $101,625
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 Ashlin Ave	0.04mi	4/2.0 (+1)	1,357 (+0%)	15mo	$177,000	$130	80
875 Perry Dr	0.19mi	3/2.0	1,444 (+7%)	9mo	$33,000	$23	72
2354 Danbury Dr	0.54mi	3/1.5	1,266 (-7%)	16mo	$66,000	$52	48
2485 Bristol Dr	0.58mi	4/1.0 (+1)	1,430 (+6%)	11mo	$107,000	$75	46
1865 Strozier St	0.69mi	3/1.5	1,292 (-5%)	15mo	$82,400	$64	45
2379 Willis Ct	0.72mi	3/1.5	1,262 (-7%)	11mo	$135,000	$107	43

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: 35.0%
• Equity multiple: 3.18×
• Total profit: $58,070
• Equity at exit: $49,910

10-year hold

• IRR: 36.4%
• Equity multiple: 7.28×
• Total profit: $167,152
• Equity at exit: $83,054

Cash invested: $26,600 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$498
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $510

Break-even live

Break-even rent $758

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $563	-5% $537	+0% $510	+5% $483	+10% $456
Rent	-10% $399	-5% $454	+0% $510	+5% $565	+10% $621
Rate	-1.0pp $558	-0.5pp $534	base $510	+0.5pp $485	+1.0pp $460

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	14d	1	0.09mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	22d	1	0.49mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	14d	1	0.49mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	44d	1	0.54mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	44d	1	0.54mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	44d	1	0.54mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	44d	1	0.56mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	22d	1	0.68mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	22d	1	0.85mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	44d	1	1.10mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	14d	1	1.21mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	22d	1	1.22mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	14d	1	1.26mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	44d	1	1.26mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	14d	1	1.31mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	45d	1	1.32mi
3938 Kings Park Cir Macon, GA	4.0	1.5	1200	$1,400	$1.17	14d	1	1.40mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	45d	1	1.40mi
3358 Club Dr Macon, GA	3.0	1.5	1218	$900	$0.74	44d	1	1.40mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	44d	1	1.47mi

Listing history 4 events

1. 2026-03-10
   historical Active Under Contract 548-char remark

   Show marketing remark (548 chars)

   3 bedroom, 2 bath Tri Level Home priced to sell! This home features a functional split level layout that creates separation and flexibility throughout. In addition to the three bedrooms, you'll find a versatile bonus room, perfect for a home office, flex space, guest room, or second living area. The Tri Level design gives the home a larger feel than expected, while the huge backyard provides endless potential. All utilities are in working order, making this a move-in-ready opportunity with room to personalize and add more value over time.

2. 2026-03-10
   status Under Contract

   Show marketing remark (548 chars)

   3 bedroom, 2 bath Tri Level Home priced to sell! This home features a functional split level layout that creates separation and flexibility throughout. In addition to the three bedrooms, you'll find a versatile bonus room, perfect for a home office, flex space, guest room, or second living area. The Tri Level design gives the home a larger feel than expected, while the huge backyard provides endless potential. All utilities are in working order, making this a move-in-ready opportunity with room to personalize and add more value over time.

3. 2026-03-03
   listed $95,000 Active 548-char remark

   Show marketing remark (548 chars)

   3 bedroom, 2 bath Tri Level Home priced to sell! This home features a functional split level layout that creates separation and flexibility throughout. In addition to the three bedrooms, you'll find a versatile bonus room, perfect for a home office, flex space, guest room, or second living area. The Tri Level design gives the home a larger feel than expected, while the huge backyard provides endless potential. All utilities are in working order, making this a move-in-ready opportunity with room to personalize and add more value over time.

4. 2026-03-03
   listed $95,000 New

   Show marketing remark (548 chars)

   3 bedroom, 2 bath Tri Level Home priced to sell! This home features a functional split level layout that creates separation and flexibility throughout. In addition to the three bedrooms, you'll find a versatile bonus room, perfect for a home office, flex space, guest room, or second living area. The Tri Level design gives the home a larger feel than expected, while the huge backyard provides endless potential. All utilities are in working order, making this a move-in-ready opportunity with room to personalize and add more value over time.

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$140/yr (+$12/mo · 19.1%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $16,839
• − Mortgage interest: −$5,321
• − Property taxes: −$734
• − Insurance: −$475
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,764
• Taxable income: $4,851
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $4,952/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

+0.0% since first listed

4 events — show timeline

• 2026-03-10 Contingent — MGMLS
• 2026-03-10 Pending — GAMLS
• 2026-03-03 Listed $95,000 GAMLS
• 2026-03-03 Listed $95,000 MGMLS

Property tax history

+10.0%/yr

Latest (2025): $734 · +90.5% YoY. Source: county tax records.