1995 Crooms Dr · Macon-Bibb County, GA 31217

$135,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 2 Days on market

Built 1985 0.37 ac lot $125/sqft · 68% above area

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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 +21.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.9/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Fully remodeled 3BR/2BA ranch on a spacious corner lot! Features include new stainless steel appliances, updated kitchen and baths with stone showers, laminate flooring, and abundant natural light. New HVAC and water heater. Conveniently located near I-16 and downtown Macon. Move-in ready with seller concessions available!

Key facts

• Laminate flooring
• Remodeled ranch
• Spacious corner lot

Tags

• REMODELED RANCH
• SPACIOUS CORNER LOT
• STAINLESS STEEL APPLIANCES
• UPDATED KITCHEN
• STONE SHOWERS
• LAMINATE FLOORING

Property features AI

Finance

• Other: Lot about 0.37 acres
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available on property
• Home design: Single-family residence; One level; House; Updated/remodeled
• Construction: Built in 1985; Vinyl siding; Slate roof; No basement
• Exterior features: Corner lot

Interior

• Kitchen: Microwave
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Separate shower; Den
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $128k (4.8% below list).
• Recommended offer: $128k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $7k of equity ($933 loan paydown + $6k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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, 68% 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 $128,476 (4.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $80,324
• List price: $135,000
• Delta: 68.07%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.21×
• Total profit: $45,616
• Equity at exit: $70,924

10-year hold

• IRR: 21.7%
• Equity multiple: 4.85×
• Total profit: $145,543
• Equity at exit: $118,024

Cash invested: $37,800 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$46 /mo · $558/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $204

Break-even live

Break-even rent $1,026

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-04
   status Under Contract 324-char remark
2. 2026-04-30
   listed $135,000 New 324-char remark
3. 2026-03-17
   historical
4. 2026-02-18
   status Price Change
5. 2026-02-18
   price $135,000
6. 2026-01-31
   historical
7. 2025-12-06
   status Back On Market
8. 2025-11-30
   historical
9. 2025-10-29
   historical Active Under Contract
10. 2025-10-08
    price $145,000
11. 2025-10-06
    listed $155,000 New
12. 2025-09-01
    historical
13. 2025-08-01
    price $145,000
14. 2025-07-03
    price $155,000
15. 2025-07-01
    listed $145,000 New
16. 1999-03-26
    soldstatus $57,000

ⓘ 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: $558 · $46/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$684/yr (+$57/mo · 122.7%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,417
• − Mortgage interest: −$7,562
• − Property taxes: −$558
• − Insurance: −$675
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,927
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,396/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

+136.8% since first listed

17 events — show timeline

• 2026-06-16 Sold (MLS) $135,000 GAMLS
• 2026-05-04 Pending — GAMLS
• 2026-04-30 Listed $135,000 GAMLS
• 2026-03-17 Listing Removed — GAMLS
• 2026-02-18 Relisted — GAMLS
• 2026-02-18 Price Changed $135,000 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2025-12-06 Relisted — GAMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-10-29 Contingent — GAMLS
• 2025-10-08 Price Changed $145,000 GAMLS
• 2025-10-06 Listed $155,000 GAMLS
• 2025-09-01 Listing Removed — GAMLS
• 2025-08-01 Price Changed $145,000 GAMLS
• 2025-07-03 Price Changed $155,000 GAMLS
• 2025-07-01 Listed $145,000 GAMLS
• 1999-03-26 Sold (Public Records) $57,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $558 · -16.8% YoY. Source: county tax records.