5910 Houston Rd · Macon-Bibb County, GA 31216

$214,900

3 bd · 3.0 ba · 2,023 sqft · SingleFamily public records · 17 Days on market

Built 1949 4.92 ac lot Est $320k · 33% under

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Why this score? — see what drove the C 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom 3- bath home with a detached garage AND workshop just hit the market. This home has endless potential for buyers or investors looking for rental investment or flip opportunities. Don't miss out on your chance to own this property!

Key facts

• 4.92 acre lot
• Garage
• Built 1949

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Septic tank
• Home design: Single family residence; One level; Residential property; Fixer condition
• Construction: Wood siding; Block foundation; Shingle roof; Built with wood siding
• Exterior features: Front covered porch; Workshop

Interior

• Kitchen: Dishwasher; Gas Range
• Bedrooms: 2 total rooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump; Window units; Central air; Ceiling fans; Has heating; Has cooling; Other heating
• Interior features: Dishwasher; Gas Range; Gas Water Heater; Hardwood flooring; Vinyl flooring; Crawl space basement; Storage
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/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 $210k (2.3% below list).
• Recommended offer: $210k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 C — 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 soft (-2.3%/yr); 195 active listings in the ZIP; 6 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; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $209,958 (2.3% below list)

Questions for the listing agent

1. Built in 1949 — 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: 0.98% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $319,634
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2960 Regina Dr	0.65mi	3/2.0	2,021 (-0%)	4mo	$235,000	$116	62
108 Alayna Ct #161	0.54mi	4/2.5 (+1)	2,050 (+1%)	9mo	$274,490	$134	58
3369 Sandy Cir	0.51mi	3/2.0	2,178 (+8%)	2mo	$220,000	$101	58
2813 S Estates Rd	0.36mi	4/2.0 (+1)	1,816 (-10%)	1mo	$190,000	$105	57
5758 Shelli Pl	0.47mi	3/2.0	1,755 (-13%)	4mo	$228,000	$130	49
116 Fred Ct	0.45mi	4/2.0 (+1)	1,812 (-10%)	5mo	$289,000	$159	48
310 Browning Pointe Rd	0.55mi	3/2.0	1,817 (-10%)	7mo	$308,040	$170	48
106 Maries Garden Trl	0.48mi	4/2.0 (+1)	1,817 (-10%)	6mo	$311,615	$171	46
321 Browning Pointe Rd	0.51mi	4/2.0 (+1)	1,791 (-12%)	4mo	$283,000	$158	45
344 Browning Pointe Rd	0.56mi	4/2.0 (+1)	1,812 (-10%)	3mo	$270,000	$149	45
350 Browning Pointe Rd	0.55mi	4/2.0 (+1)	1,812 (-10%)	4mo	$289,000	$159	45
328 Browning Pointe Rd	0.55mi	4/2.0 (+1)	1,850 (-9%)	8mo	$314,500	$170	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.69×
• Total profit: $-18,947
• Equity at exit: $32,042

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-12,119
• Equity at exit: $18,581

Cash invested: $60,172 (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 31216

• Rents YoY: -2.3%
• Active inventory: 195
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $347

Break-even live

Break-even rent $1,660

Max offer price $214,900

Occupancy floor 78%

Sensitivity live

Price	-10% $469	-5% $408	+0% $347	+5% $286	+10% $225
Rent	-10% $181	-5% $264	+0% $347	+5% $430	+10% $513
Rate	-1.0pp $455	-0.5pp $402	base $347	+0.5pp $291	+1.0pp $235

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 Amanda Dr Macon, GA	3.0	2.5	2316	$2,265	$0.98	21d	1	0.70mi
3478 Bridgewood Dr Macon, GA	3.0	2.5	1915	$2,095	$1.09	44d	1	0.73mi
6670 Fran Dr Macon, GA	4.0	3.0	2024	$2,181	$1.08	14d	1	1.04mi
329 Eagle Ridge Rd Macon, GA	4.0	3.5	2650	$3,700	$1.40	44d	1	1.05mi
3821 Bobby Ct Macon, GA	3.0	2.0	1760	$1,850	$1.05	44d	1	1.25mi
4057 Liberty Estates Dr Macon, GA	3.0	2.0	1747	$1,845	$1.06	21d	1	1.36mi

Listing history 13 events

1. 2026-06-19
   days on market $214,900 Active 17 DOM
2. 2026-06-18
   days on market $214,900 Active 16 DOM
3. 2026-06-17
   days on market $214,900 Active 15 DOM
4. 2026-06-16
   days on market $214,900 Active 14 DOM
5. 2026-06-15
   days on market $214,900 Active 13 DOM
6. 2026-06-14
   days on market $214,900 Active 11 DOM
7. 2026-06-13
   days on market $214,900 Active 10 DOM
8. 2026-06-10
   days on market $214,900 Active 8 DOM
9. 2026-06-09
   days on market $214,900 Active 7 DOM
10. 2026-06-08
    days on market $214,900 Active 6 DOM
11. 2026-06-07
    days on market $214,900 Active 5 DOM
12. 2026-06-03
    remarks 245-char remark
13. 2026-06-03
    listed $214,900 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: $1,141 · $95/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$836/yr (+$70/mo · 73.2%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,195
• − Mortgage interest: −$12,038
• − Property taxes: −$1,141
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$6,252
• Taxable income: $659
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $4,007/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): 16,328
• Household income: $72,452
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 161.0

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 0.56)
• Race & ethnicity: White 56% Black 35% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Korean 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: ▼ -135.37%
• Current HPI: 211.3565
• Rent YoY: ▼ -2.31%
• 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

1 event — show timeline

• 2026-06-02 Listed $214,900 MGMLS

Property tax history

+4.9%/yr

Latest (2025): $1,141 · -6.2% YoY. Source: county tax records.