3353 W Victory Ct · Macon-Bibb County, GA 31211

$84,500

4 bd · 1.5 ba · 1,131 sqft · SingleFamily public records · 6 Days on market

Built 1970 0.25 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors and Rehabbers! Oportunity awaits with this solid 1970 1,139 square foot all brick home featuring 4 bedrooms and 1.5 baths siting on . 25 acre lot. This property provides a functional layout with plenty of possibilities for renovation and customization. The durable brick exterior, practical floor plan, and desirable bedroom count make this an attractive candidate for a fix and flip, long term rental, or portfolio addition. Conveniently located near, schools, shopping centers, dining and other amenities. Cash is preferred, although buyers can use a 203(k) loan. Bring us an offer! Sold As-Is

Key facts

• Brick home
• Functional layout
• Conveniently located

Tags

• BRICK HOME
• FUNCTIONAL LAYOUT
• RENOVATION POSSIBILITIES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Located in Kingsview Village subdivision; Lot approximately 0.25 acre
• Financial info: Listed As-Is; Accepts cash and other non-traditional financing
• HOA & community: No HOA

Exterior

• Parking: Parking pad with space for 2 vehicles; Open parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Gas water heater
• Home design: Single-family house; One story; Residential property; Built in 1970
• Construction: Brick construction; Composition roof; 1970 construction
• Exterior features: Screened patio/porch; Level lot

Interior

• Kitchen: Country kitchen
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Central heating; Window cooling units (no central cooling)
• Interior features: Tile bathrooms; Dining room and living room combo; Country-style kitchen; Mud room laundry area; One-level living
• Laundry & utility: Mud room (laundry)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Cap rate 13.0% 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.
• Jones County (rural): math 32% / reading 34% proficiency, ranked #72 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clifton Ridge Middle School (math 19% / reading 30%, grade F, #301 of 470 statewide, top 66%, 550 students, 67% FRL) — zoned schools average 67% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 157 active listings in the ZIP; 8 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; 106 units permitted in Jones County in 2024 (6 in 5+ unit buildings).
• This rent runs 31% of the median local income ($49k/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 $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jones County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

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

• Climate carrying-cost: major wind risk, 65% 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 $84,500

Questions for the listing agent

1. Built in 1970 — 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: 1.53% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.03%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $171,912
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3635 Champion Dr	0.11mi	3/1.5 (-1)	1,131 (0%)	8mo	$65,000	$57	84
458 Joycliff Ter	0.63mi	3/2.0 (-1)	1,170 (+3%)	2mo	$156,000	$133	56
143 Meadow Dr	0.74mi	3/2.0 (-1)	1,020 (-10%)	13mo	$155,000	$152	32
160 Country World Dr	0.66mi	3/2.0 (-1)	1,288 (+14%)	13mo	$236,000	$183	29
180 Rebel Dr	0.73mi	3/1.0 (-1)	1,012 (-10%)	16mo	$157,000	$155	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.70×
• Total profit: $16,476
• Equity at exit: $12,599

10-year hold

• IRR: 25.7%
• Equity multiple: 3.25×
• Total profit: $53,180
• Equity at exit: $7,306

Cash invested: $23,660 (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 31211

• Active inventory: 157
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$443
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $474

Break-even live

Break-even rent $689

Max offer price $84,500

Occupancy floor 58%

Sensitivity live

Price	-10% $522	-5% $498	+0% $474	+5% $450	+10% $426
Rent	-10% $372	-5% $423	+0% $474	+5% $525	+10% $576
Rate	-1.0pp $516	-0.5pp $495	base $474	+0.5pp $452	+1.0pp $430

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3559 Joycliff Rd Macon, GA	3.0–4.0	2.0	1216	$1,036	$0.85	14d	6	0.71mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	44d	1	1.05mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	14d	1	1.05mi
3358 Club Dr Macon, GA	3.0	1.5	1218	$900	$0.74	44d	1	1.08mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	22d	1	1.19mi
2871 New Clinton Rd Macon, GA	3.0	1.0	1100	$1,100	$1.00	44d	1	1.19mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	45d	1	1.23mi
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	14d	1	1.28mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $84,500 Under Contract 6 DOM
2. 2026-06-10
   days on market $84,500 New 4 DOM
3. 2026-06-09
   days on market $84,500 New 3 DOM
4. 2026-06-08
   days on market $84,500 New 2 DOM
5. 2026-06-07
   remarks 663-char remark
6. 2026-06-07
   listed $84,500 New 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: $796 · $66/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°F today · 18 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: $15,470
• − Mortgage interest: −$4,733
• − Property taxes: −$796
• − Insurance: −$422
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,458
• Taxable income: $4,584
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,585/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: Jones County
• NCES district ID: 1303150
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $51,630
• Composite: 28.84/100
• National rank: #6649
• State rank: #72 of 174 in GA

Livability — Macon-Bibb County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Bibb County · 164,332 people
• City population: 143,186
• Metro: Macon-Bibb County, GA
• Population (ZIP): 15,868
• Household income: $49,202
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1075.0

Population outlook (Jones County) Hauer SSP2

• Today (2025): 28,682 people
• By 2030: 28,394 · -1.0%
• By 2040: 27,246 · -5.0%
• By 2050: 25,575 · -10.8%
• By 2075: 21,857 · -23.8%
• By 2100: 17,453 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 34% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam, Jamaica
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+38.0) · D 30.8% · R 68.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -25.8pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+33.9 2016: R+34.7 2012: R+28.7 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.58%
• Current HPI: 174.0861
• Rent YoY: —
• 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

• 2026-06-06 Listed $84,500 CGMLS
• 2026-06-06 Listed $84,500 MGMLS
• 2026-06-06 Listed $84,500 GAMLS

Property tax history

+15.6%/yr

Latest (2025): $796 · -10.3% YoY. Source: county tax records.