5158 Bowman Rd · Macon-Bibb County, GA 31210

$212,000

3 bd · 2.5 ba · 1,534 sqft · SingleFamily public records · 154 Days on market

Built 1986 0.32 ac lot $138/sqft · 5% below area Est $223k · 5% under

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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 +13.8/30.0
• ARV discount +9.8/15.0
• DSCR +4.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and beautifully maintained 3-bedroom, 2.5-bathroom home located in the highly sought-after North Macon area-just minutes away from popular restaurants, shopping, and entertainment options. Step inside to find a bright and inviting open layout perfect for comfortable living and entertaining. The spacious master suite offers a relaxing retreat featuring a ensuite bathroom with a soaking tub, separate shower, and dual vanities. The additional two bedrooms are generously sized and connected by a convenient Jack and Jill bathroom, ideal for family or guests. Enjoy the outdoors in the fenced backyard, complete with a patio area perfect for grilling, gatherings, or quiet evenings under the stars. With its prime location, functional layout, and stylish details throughout, this home is move-in ready and waiting for you to make it your own! Seller Motivated offering closing cost assistance and Home Warranty.

Key facts

• Master suite
• Soaking tub
• Patio area

Tags

• OPEN LAYOUT
• MASTER SUITE
• ENSUITE BATHROOM
• SOAKING TUB
• FENCED BACKYARD
• PATIO AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $21 ($250/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 $171k (19.3% below list).
• Recommended offer: $171k (19.3% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising (+1.7%/yr); 235 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

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 154 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $212k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $171,136 (19.3% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (median comp): $223,190
• List price: $212,000
• Delta: -5.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Chadwick Ct	0.16mi	3/2.0	1,558 (+2%)	10mo	$245,000	$157	80
139 Chadwick Dr	0.10mi	3/2.0	1,603 (+4%)	10mo	$222,000	$138	78
203 Chadwick Cir	0.16mi	3/2.0	1,466 (-4%)	7mo	$235,000	$160	77
123 Chadwick Dr	0.15mi	3/2.5	1,507 (-2%)	16mo	$240,000	$159	77
310 Chadwick Ct	0.15mi	3/2.5	1,661 (+8%)	3mo	$180,000	$108	77
117 Chadwick Dr	0.15mi	3/2.0	1,597 (+4%)	10mo	$215,000	$135	76
105 Wexford Cir	0.35mi	3/2.0	1,590 (+4%)	8mo	$252,900	$159	69
5200 Bowman Rd	0.12mi	3/2.5	1,654 (+8%)	15mo	$225,000	$136	69
103 Chadwick Dr	0.20mi	3/2.5	1,644 (+7%)	13mo	$161,000	$98	68
209 Chadwick Cir	0.20mi	3/2.0	1,405 (-8%)	19mo	$239,900	$171	59
230 Chadwick Cir	0.29mi	3/2.0	1,728 (+13%)	21mo	$234,900	$136	46
230 Chadwick Cir	0.29mi	3/2.0	1,728 (+13%)	21mo	$234,900	$136	46

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-35,274
• Equity at exit: $31,610

10-year hold

• IRR: -11.3%
• Equity multiple: 0.36×
• Total profit: $-38,002
• Equity at exit: $18,330

Cash invested: $59,360 (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 31210

• Rents YoY: 1.7%
• Active inventory: 235
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$131 /mo · $1,572/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $21

Break-even live

Break-even rent $1,685

Max offer price $212,000

Occupancy floor 94%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5235 Bowman Rd Macon, GA	1.0–3.0	1.0–2.0	1225	$1,995	$1.63	13d	17	0.34mi
526 Edgefield Way Macon, GA	4.0	2.5	2182	$2,400	$1.10	44d	1	0.47mi
214 Sheraton Dr Macon, GA	1.0–2.0	1.0–2.0	1064	$1,635	$1.54	13d	7	0.57mi
1900 Wesleyan Dr Macon, GA	3.0	2.0	1320	$1,385	$1.05	44d	1	0.70mi
105 Bass Plantation Dr Macon, GA	1.0–2.0	1.0–2.0	1026	$1,315	$1.28	13d	8	0.72mi
124 Brieghton Ct Macon, GA	4.0	2.5	2046	$2,500	$1.22	44d	1	0.79mi
425 Ashville Dr Macon, GA	4.0	2.5	2048	$2,035	$0.99	44d	1	0.95mi
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,100	$0.82	21d	1	1.02mi
137 N Springs Ct Macon, GA	2.0	1.5	1344	$1,200	$0.89	44d	1	1.02mi
1644 Bass Rd Macon, GA	3.0	2.0	1486	$1,825	$1.23	44d	1	1.07mi
1644 Bass Rd Macon, GA	2.0	2.0	1286	$1,554	$1.21	13d	1	1.07mi
170 Springdale Ct Macon, GA	2.0	1.5	1136	$1,380	$1.21	13d	1	1.19mi
1091 Overlook Pkwy Macon, GA	1.0–3.0	1.0–2.0	1089	$1,905	$1.75	13d	11	1.35mi
4358 Riverside Dr Macon, GA	1.0–3.0	1.0–2.0	1050	$1,799	$1.71	13d	29	1.46mi
5560 Riverside Dr Macon, GA	2.0	2.0	1170	$1,336	$1.14	13d	9	1.49mi

Listing history 23 events

1. 2026-06-19
   days on market $212,000 Active 154 DOM
2. 2026-06-18
   days on market $212,000 Active 153 DOM
3. 2026-06-17
   days on market $212,000 Active 152 DOM
4. 2026-06-16
   days on market $212,000 Active 151 DOM
5. 2026-06-15
   statusdays on market $212,000 Active 150 DOM
6. 2026-06-14
   days on market $212,000 Price Change 148 DOM
7. 2026-06-13
   pricestatusdays on market $212,000 Price Change 147 DOM
8. 2026-06-10
   days on market $219,000 Active 145 DOM
9. 2026-06-09
   days on market $219,000 Active 144 DOM
10. 2026-06-09
    days on market $219,000 Active 143 DOM
11. 2026-06-07
    days on market $219,000 Active 142 DOM
12. 2026-06-03
    days on market $219,000 Active 138 DOM
13. 2026-06-02
    days on market $219,000 Active 137 DOM
14. 2026-06-01
    days on market $219,000 Active 136 DOM
15. 2026-05-31
    days on market $219,000 Active 135 DOM
16. 2026-05-30
    days on market $219,000 Active 134 DOM
17. 2026-03-17
    price $219,000 937-char remark

    Show marketing remark (947 chars)

    Welcome to this charming and beautifully maintained 3-bedroom, 2.5-bathroom home located in the highly sought-after North Macon area-just minutes away from popular restaurants, shopping, and entertainment options. Step inside to find a bright and inviting open layout perfect for comfortable living and entertaining. The spacious master suite offers a relaxing retreat featuring a ensuite bathroom with a soaking tub, separate shower, and dual vanities. The additional two bedrooms are generously sized and connected by a convenient Jack and Jill bathroom, ideal for family or guests. Enjoy the outdoors in the fenced backyard, complete with a patio area perfect for grilling, gatherings, or quiet evenings under the stars. With its prime location, functional layout, and stylish details throughout, this home is move-in ready and waiting for you to make it your own! Seller Motivated and offering closing cost assistance and Home Warranty.

18. 2026-03-17
    price $219,000 947-char remark

    Show marketing remark (947 chars)

    Welcome to this charming and beautifully maintained 3-bedroom, 2.5-bathroom home located in the highly sought-after North Macon area-just minutes away from popular restaurants, shopping, and entertainment options. Step inside to find a bright and inviting open layout perfect for comfortable living and entertaining. The spacious master suite offers a relaxing retreat featuring a ensuite bathroom with a soaking tub, separate shower, and dual vanities. The additional two bedrooms are generously sized and connected by a convenient Jack and Jill bathroom, ideal for family or guests. Enjoy the outdoors in the fenced backyard, complete with a patio area perfect for grilling, gatherings, or quiet evenings under the stars. With its prime location, functional layout, and stylish details throughout, this home is move-in ready and waiting for you to make it your own! Seller Motivated and offering closing cost assistance and Home Warranty.

19. 2026-02-11
    price $225,000 937-char remark

    Show marketing remark (947 chars)

    Welcome to this charming and beautifully maintained 3-bedroom, 2.5-bathroom home located in the highly sought-after North Macon area-just minutes away from popular restaurants, shopping, and entertainment options. Step inside to find a bright and inviting open layout perfect for comfortable living and entertaining. The spacious master suite offers a relaxing retreat featuring a ensuite bathroom with a soaking tub, separate shower, and dual vanities. The additional two bedrooms are generously sized and connected by a convenient Jack and Jill bathroom, ideal for family or guests. Enjoy the outdoors in the fenced backyard, complete with a patio area perfect for grilling, gatherings, or quiet evenings under the stars. With its prime location, functional layout, and stylish details throughout, this home is move-in ready and waiting for you to make it your own! Seller Motivated and offering closing cost assistance and Home Warranty.

20. 2026-02-11
    price $225,000 947-char remark

    Show marketing remark (947 chars)

    Welcome to this charming and beautifully maintained 3-bedroom, 2.5-bathroom home located in the highly sought-after North Macon area-just minutes away from popular restaurants, shopping, and entertainment options. Step inside to find a bright and inviting open layout perfect for comfortable living and entertaining. The spacious master suite offers a relaxing retreat featuring a ensuite bathroom with a soaking tub, separate shower, and dual vanities. The additional two bedrooms are generously sized and connected by a convenient Jack and Jill bathroom, ideal for family or guests. Enjoy the outdoors in the fenced backyard, complete with a patio area perfect for grilling, gatherings, or quiet evenings under the stars. With its prime location, functional layout, and stylish details throughout, this home is move-in ready and waiting for you to make it your own! Seller Motivated and offering closing cost assistance and Home Warranty.

21. 2026-01-15
    listed $230,000 New 947-char remark

    Show marketing remark (947 chars)

    Welcome to this charming and beautifully maintained 3-bedroom, 2.5-bathroom home located in the highly sought-after North Macon area-just minutes away from popular restaurants, shopping, and entertainment options. Step inside to find a bright and inviting open layout perfect for comfortable living and entertaining. The spacious master suite offers a relaxing retreat featuring a ensuite bathroom with a soaking tub, separate shower, and dual vanities. The additional two bedrooms are generously sized and connected by a convenient Jack and Jill bathroom, ideal for family or guests. Enjoy the outdoors in the fenced backyard, complete with a patio area perfect for grilling, gatherings, or quiet evenings under the stars. With its prime location, functional layout, and stylish details throughout, this home is move-in ready and waiting for you to make it your own! Seller Motivated and offering closing cost assistance and Home Warranty.

22. 2026-01-08
    listed $230,000 Active 937-char remark

    Show marketing remark (937 chars)

    Welcome to this charming and beautifully maintained 3-bedroom, 2.5-bathroom home located in the highly sought-after North Macon area-just minutes away from popular restaurants, shopping, and entertainment options. Step inside to find a bright and inviting open layout perfect for comfortable living and entertaining. The spacious master suite offers a relaxing retreat featuring a ensuite bathroom with a soaking tub, separate shower, and dual vanities. The additional two bedrooms are generously sized and connected by a convenient Jack and Jill bathroom, ideal for family or guests. Enjoy the outdoors in the fenced backyard, complete with a patio area perfect for grilling, gatherings, or quiet evenings under the stars. With its prime location, functional layout, and stylish details throughout, this home is move-in ready and waiting for you to make it your own! Seller Motivated offering closing cost assistance and Home Warranty.

23. 2003-07-31
    soldstatus $118,000

ⓘ 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: $1,572 · $131/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$378/yr (+$32/mo · 24.1%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,536
• − Mortgage interest: −$11,875
• − Property taxes: −$1,572
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$6,167
• Taxable loss: −$3,424
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $1,072/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): 33,288
• Household income: $78,447
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1845.0

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 0.62)
• Race & ethnicity: White 52% Black 32% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -144.60%
• Current HPI: 172.1313
• Rent YoY: ▲ 1.71%
• 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

+85.6% since first listed

7 events — show timeline

• 2026-03-17 Price Changed $219,000 MGMLS
• 2026-03-17 Price Changed $219,000 GAMLS
• 2026-02-11 Price Changed $225,000 MGMLS
• 2026-02-11 Price Changed $225,000 GAMLS
• 2026-01-15 Listed $230,000 GAMLS
• 2026-01-08 Listed $230,000 MGMLS
• 2003-07-31 Sold (Public Records) $118,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,572 · -1.3% YoY. Source: county tax records.