2768 Nancy Dr · Macon-Bibb County, GA 31206

$152,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 22 Days on market

Built 1957 0.33 ac 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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• 1% rule +3.3/10.0
• 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 starter home or investment rental unit. It will need The usual cosmetic repairs. Floor furnace for heat, it does have a fenced yard with two outbuildings. The roof and front deck was replaced in Feb 2023. Buyer must accompany agent when viewing the property. As-Is Sale , no utilities provided by the seller. Due diligence prior to contract is best.

Key facts

• Remodeled bathroom
• Replaced roof
• Updated kitchen

Tags

• NEW HVAC SYSTEM
• UPDATED KITCHEN
• REMODELED BATHROOM
• NEWLY BUILT FRONT PORCH
• REPLACED ROOF

Property features AI

Finance

• HOA & community: No homeowners association; No association fees

Exterior

• Parking: No parking listed
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Single-family residence; Residential resale; One story; Structure type: other
• Construction: Built in 1957; Block and brick construction; Other roof type
• Exterior features: Lot approximately 0.33 acre; No notable lot features listed

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level layout; Public-record living area: 1,184 (above-grade finished); No basement; Laundry room
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $76 ($910/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 $126k (17.3% below list).
• Recommended offer: $126k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.4% in Macon-Bibb County — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Veterans Elementary School (math 3% / reading 9%, grade F, #1,154 of 1,228 statewide, top 94%, 697 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; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $1,257/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 $1k of loan paydown is wiped out by about $5k 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 22 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $50k; list at $152k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $125,661 (17.3% below list)

Questions for the listing agent

1. Built in 1957 — 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: 0.83% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $80,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5780 Edwina Dr	0.29mi	3/1.0	1,200 (+1%)	6mo	$125,000	$104	79
2704 Reynolds Dr	0.08mi	3/1.0	1,036 (-12%)	7mo	$70,000	$68	70
2545 Greenwood Ter	0.57mi	3/2.0	1,212 (+2%)	3mo	$125,000	$103	63
2738 Village Green Ln	0.45mi	3/1.0	1,056 (-11%)	1mo	$35,000	$33	60
2665 Chatsworth Ct	0.38mi	3/1.5	1,056 (-11%)	4mo	$50,000	$47	58
2715 Barrett Ave	0.26mi	3/2.0	1,322 (+12%)	8mo	$6,200	$5	58
5897 Leone Dr W	0.47mi	3/1.5	1,055 (-11%)	4mo	$35,000	$33	55
3913 Blair Ct	0.74mi	3/1.0	1,110 (-6%)	3mo	$113,000	$102	52
2422 Adger Rd	0.75mi	3/1.0	1,104 (-7%)	3mo	$125,000	$113	51
5901 Leone Dr W	0.48mi	4/1.5 (+1)	1,056 (-11%)	4mo	$35,000	$33	49
2444 Rocky Creek Rd	0.69mi	3/1.0	1,056 (-11%)	9mo	$110,000	$104	42
2745 Village Green Ln	0.43mi	4/2.0 (+1)	1,350 (+14%)	8mo	$35,000	$26	41

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: -11.0%
• Equity multiple: 0.59×
• Total profit: $-17,243
• Equity at exit: $22,664

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,151
• Equity at exit: $13,142

Cash invested: $42,560 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$797
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $76

Break-even live

Break-even rent $1,161

Max offer price $152,000

Occupancy floor 89%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	43d	1	0.12mi
5711 Sterling Pl Macon, GA	3.0	1.0	864	$1,500	$1.74	21d	1	0.12mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	43d	1	0.27mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	43d	1	0.30mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	21d	1	0.31mi
2916 Walmar Dr Macon, GA	3.0	2.0	1300	$1,275	$0.98	43d	1	0.32mi
2641 Leone Dr N Macon, GA	3.0	1.0	864	$1,100	$1.27	43d	1	0.33mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	43d	1	0.36mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	43d	1	0.52mi
4331 Ashland Dr Macon, GA	3.0	1.0	864	$1,025	$1.19	43d	1	0.53mi
5962 Bloomfield Rd Macon, GA	4.0	1.5	1159	$1,300	$1.12	13d	1	0.62mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	13d	1	0.63mi
2459 Vivian Dr Macon, GA	3.0	1.0	792	$850	$1.07	13d	1	0.64mi
4471 Elkan Ave Macon, GA	4.0	2.0	1128	$1,495	$1.33	43d	1	0.71mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	43d	1	0.73mi
4069 Blair Ct Macon, GA	3.0	1.0	864	$850	$0.98	43d	1	0.74mi
2418 Adger Rd Macon, GA	4.0	1.0	1365	$1,500	$1.10	43d	1	0.75mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	43d	1	0.76mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	43d	1	0.80mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	21d	1	0.81mi
4685 Pinedale Dr Macon, GA	3.0	1.5	1404	$1,450	$1.03	13d	1	0.86mi
4300 Essex Rd Macon, GA	4.0	1.5	1246	$1,450	$1.16	21d	1	0.91mi
4455 Fairfax Dr Macon, GA	3.0	2.0	1352	$1,225	$0.91	43d	1	0.96mi
4995 Bloomfield Rd Macon, GA	2.0	1.5	900	$997	$1.11	21d	1	1.17mi
4406 Chambers Rd Apt E16 Macon, GA	2.0	1.0	925	$899	$0.97	21d	1	1.33mi
4406 Chambers Rd Unit B-06 Macon, GA	2.0	1.0	925	$899	$0.97	43d	1	1.33mi
1000 Crystal Lake Cir Macon, GA	3.0	2.0	1312	$1,063	$0.81	43d	1	1.45mi

Listing history 24 events

1. 2026-06-19
   days on market $152,000 Active 22 DOM
2. 2026-06-18
   days on market $152,000 Active 21 DOM
3. 2026-06-17
   days on market $152,000 Active 20 DOM
4. 2026-06-16
   days on market $152,000 Active 19 DOM
5. 2026-06-15
   days on market $152,000 Active 18 DOM
6. 2026-06-14
   days on market $152,000 Active 16 DOM
7. 2026-06-13
   statusdays on market $152,000 Active 15 DOM
8. 2026-06-10
   days on market $152,000 New 13 DOM
9. 2026-06-09
   days on market $152,000 New 12 DOM
10. 2026-06-08
    days on market $152,000 New 11 DOM
11. 2026-06-07
    days on market $152,000 New 10 DOM
12. 2026-06-03
    days on market $152,000 New 6 DOM
13. 2026-06-02
    days on market $152,000 New 5 DOM
14. 2026-06-01
    days on market $152,000 New 4 DOM
15. 2026-05-31
    days on market $152,000 New 3 DOM
16. 2026-05-30
    days on market $152,000 New 2 DOM
17. 2026-05-28
    listed $152,000 New
18. 2026-04-16
    soldstatus $50,000
19. 2026-03-20
    soldstatus $50,000 Closed 355-char remark

    Show marketing remark (355 chars)

    Ranch starter home or investment rental unit. It will need The usual cosmetic repairs. Floor furnace for heat, it does have a fenced yard with two outbuildings. The roof and front deck was replaced in Feb 2023. Buyer must accompany agent when viewing the property. As-Is Sale , no utilities provided by the seller. Due diligence prior to contract is best.

20. 2026-03-17
    historical Active Under Contract 355-char remark

    Show marketing remark (355 chars)

    Ranch starter home or investment rental unit. It will need The usual cosmetic repairs. Floor furnace for heat, it does have a fenced yard with two outbuildings. The roof and front deck was replaced in Feb 2023. Buyer must accompany agent when viewing the property. As-Is Sale , no utilities provided by the seller. Due diligence prior to contract is best.

21. 2026-02-24
    price $59,900 355-char remark

    Show marketing remark (355 chars)

    Ranch starter home or investment rental unit. It will need The usual cosmetic repairs. Floor furnace for heat, it does have a fenced yard with two outbuildings. The roof and front deck was replaced in Feb 2023. Buyer must accompany agent when viewing the property. As-Is Sale , no utilities provided by the seller. Due diligence prior to contract is best.

22. 2025-11-10
    price $65,000 355-char remark

    Show marketing remark (355 chars)

    Ranch starter home or investment rental unit. It will need The usual cosmetic repairs. Floor furnace for heat, it does have a fenced yard with two outbuildings. The roof and front deck was replaced in Feb 2023. Buyer must accompany agent when viewing the property. As-Is Sale , no utilities provided by the seller. Due diligence prior to contract is best.

23. 2025-10-14
    listed $77,900 Active 355-char remark

    Show marketing remark (355 chars)

    Ranch starter home or investment rental unit. It will need The usual cosmetic repairs. Floor furnace for heat, it does have a fenced yard with two outbuildings. The roof and front deck was replaced in Feb 2023. Buyer must accompany agent when viewing the property. As-Is Sale , no utilities provided by the seller. Due diligence prior to contract is best.

24. 2017-12-27
    soldstatus $70,000

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,398 · $117/mo
• Expected delta: +$721/yr (+$60/mo · 106.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $15,079
• − Mortgage interest: −$8,514
• − Property taxes: −$677
• − Insurance: −$760
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,422
• Taxable loss: −$1,707
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $1,320/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

+117.1% since first listed

8 events — show timeline

• 2026-05-28 Listed $152,000 GAMLS
• 2026-04-16 Sold (Public Records) $50,000 Public Records
• 2026-03-20 Sold (MLS) $50,000 MGMLS
• 2026-03-17 Contingent — MGMLS
• 2026-02-24 Price Changed $59,900 MGMLS
• 2025-11-10 Price Changed $65,000 MGMLS
• 2025-10-14 Listed $77,900 MGMLS
• 2017-12-27 Sold (Public Records) $70,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $677 · -1.3% YoY. Source: county tax records.