910 Perry Dr · Macon-Bibb County, GA 31217

$125,000

3 bd · 1.0 ba · 1,081 sqft · SingleFamily public records · 15 Days on market

Built 1971 10,018 sqft lot

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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 +19.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome home to this beautifully renovated and move-in ready brick ranch! This charming 3-bedroom, 1.5-bath home combines modern updates with timeless appeal. Step inside to a spacious living area accented by stylish fluted wall paneling, creating a warm and inviting atmosphere. The updated kitchen features refreshed cabinetry, butcher block countertops, a new sink and fixtures, new appliances, and a generous dining area perfect for meals and entertaining. Just off the dining space, you'll find a newly added half bath and convenient laundry room. Three comfortable bedrooms share a beautifully renovated hall bath, while fresh paint throughout, several new windows, and new carpet in the bedrooms add to the home's turnkey appeal. Outside, enjoy a fenced backyard with plenty of room for pets, play, or gardening. Conveniently located less than 2 miles from a local golf course, this home offers both comfort and convenience. Don't miss your opportunity to own this adorable, updated home!

Key facts

• New appliances
• Updated kitchen
• Fenced backyard

Tags

• RENOVATED BRICK RANCH
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• NEW APPLIANCES
• FENCED BACKYARD
• CONVENIENT LAUNDRY ROOM

Property features AI

Finance

• Other: Located in the Morningside subdivision; Located in Macon, Bibb County, GA
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected; Water available
• Home design: Single-family house; One level; Resale property
• Construction: Built in 1971; Brick construction; Metal roof
• Exterior features: Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Stainless steel appliances; Electric water heater
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Tile bathroom; Family room; Crawl space basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $73 ($881/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 $113k (9.9% below list).
• Recommended offer: $113k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• 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 at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• In year one you build about $6k of equity ($864 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $112,620 (9.9% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $76,751
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2738 Bryant Pl	0.53mi	3/1.0	1,032 (-4%)	8mo	$97,000	$94	61
2074 Melton Ave	0.60mi	3/1.0	1,110 (+3%)	10mo	$117,000	$105	59
875 Artic Pl	0.64mi	2/1.0 (-1)	1,020 (-6%)	4mo	$40,000	$39	52
2345 Danbury Drive Dr	0.49mi	3/1.0	1,016 (-6%)	18mo	$97,000	$95	52
875 Artic Cir	0.67mi	2/1.0 (-1)	1,020 (-6%)	4mo	$40,000	$39	51
1860 Washburn St	0.61mi	3/1.0	1,068 (-1%)	23mo	$54,850	$51	51
869 Roseview Dr	0.39mi	2/1.0 (-1)	1,009 (-7%)	23mo	$46,500	$46	47
2845 Flewellyn Dr	0.62mi	2/1.0 (-1)	1,056 (-2%)	22mo	$75,000	$71	44

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: 15.7%
• Equity multiple: 1.99×
• Total profit: $34,573
• Equity at exit: $65,670

10-year hold

• IRR: 18.7%
• Equity multiple: 4.35×
• Total profit: $117,236
• Equity at exit: $109,281

Cash invested: $35,000 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$656
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $73

Break-even live

Break-even rent $1,033

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $144	-5% $109	+0% $73	+5% $38	+10% $3
Rent	-10% $-16	-5% $29	+0% $73	+5% $118	+10% $162
Rate	-1.0pp $136	-0.5pp $105	base $73	+0.5pp $41	+1.0pp $8

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	44d	1	0.41mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	44d	1	0.41mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	44d	1	0.41mi
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	44d	1	0.58mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	21d	1	0.63mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	21d	1	0.79mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	44d	1	0.95mi
720 Baker St Macon, GA	2.0	1.0	1020	$900	$0.88	45d	1	1.14mi
2909 Skyline Rd Macon, GA	2.0	1.0	850	$910	$1.07	21d	1	1.17mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	14d	1	1.17mi
2913 Skyline Rd Macon, GA	2.0	1.0	700	$910	$1.30	21d	1	1.19mi
2903 Skyline Rd Macon, GA	2.0	1.0	725	$960	$1.32	14d	1	1.19mi
2926 Skyline Rd Macon, GA	2.0	1.0	725	$910	$1.26	21d	1	1.19mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	14d	1	1.26mi
854 Trinity Pl Macon, GA	2.0	1.0	1260	$875	$0.69	44d	1	1.29mi
1233 Woolfolk Ter Macon, GA	2.0	1.0	740	$750	$1.01	14d	1	1.36mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	44d	1	1.37mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	14d	1	1.37mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	21d	1	1.38mi
1143 Woolfolk St Unit 3 Macon, GA	2.0	1.0	900	$800	$0.89	44d	1	1.46mi

Listing history 12 events

1. 2026-06-19
   days on market $125,000 Active 15 DOM
2. 2026-06-18
   statusdays on market $125,000 Active 14 DOM
3. 2026-06-17
   days on market $125,000 New 13 DOM
4. 2026-06-16
   days on market $125,000 New 12 DOM
5. 2026-06-15
   days on market $125,000 New 11 DOM
6. 2026-06-14
   days on market $125,000 New 9 DOM
7. 2026-06-13
   days on market $125,000 New 8 DOM
8. 2026-06-10
   days on market $125,000 New 6 DOM
9. 2026-06-09
   days on market $125,000 New 5 DOM
10. 2026-06-08
    days on market $125,000 New 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $125,000 New 3 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: $506 · $42/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$644/yr (+$54/mo · 127.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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 66% 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: $13,514
• − Mortgage interest: −$7,002
• − Property taxes: −$506
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,636
• Taxable loss: −$1,215
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,173/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

3 events — show timeline

• 2026-06-04 Listed $125,000 MGMLS
• 2026-06-04 Listed $125,000 CGMLS
• 2026-06-03 Listed $125,000 GAMLS

Property tax history

+13.1%/yr

Latest (2025): $506 · -1.3% YoY. Source: county tax records.