4496 Thrasher Cir · Macon-Bibb County, GA 31204

$99,900

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 156 Days on market

Built 1997 0.29 ac lot $72/sqft · at area comps Est $100k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.6/15.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking For Your Next Investment Opportunity? This 3 bedroom, 2-bathroom property comes w/ long-term tenants already in place, ensuring immediate rental income. Perfect for investors seeking a stable cash flow /w minimal hassle. Add this addition to your portfolio. Master Bedroom on Main Level. New Dishwasher Feb. 2025. Don't miss out on this property.

Key facts

• 0.29 acre lot
• Built 1997
• Listed 155 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• 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 fast (+4.6%/yr); 255 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 40% of the median local income ($39k/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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $100k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.31% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.13%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (median comp): $100,103
• List price: $99,900
• Delta: -0.20%
• 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
4685 Pinedale Dr	0.49mi	3/1.5	1,404 (+1%)	2mo	$92,000	$66	71
2489 Locksley Dr	0.58mi	3/2.0	1,381 (-0%)	4mo	$169,900	$123	69
2435 Thrasher Ave	0.40mi	4/1.5 (+1)	1,428 (+3%)	1mo	$67,500	$47	68
2455 Rosen Ave	0.39mi	4/2.0 (+1)	1,344 (-3%)	4mo	$135,000	$100	68
2765 Alden St	0.61mi	3/2.0	1,392 (+0%)	6mo	$38,000	$27	66
4525 Clover Pl	0.49mi	3/2.0	1,291 (-7%)	1mo	$130,000	$101	65
2315 Silver Pines Dr	0.73mi	3/2.0	1,377 (-1%)	2mo	$169,000	$123	64
4241 Pinedale Dr	0.24mi	3/2.0	1,572 (+13%)	6mo	$129,000	$82	61
5780 Edwina Dr	0.31mi	3/1.0	1,200 (-13%)	6mo	$125,000	$104	54
4357 Essex Rd	0.61mi	3/1.5	1,533 (+11%)	2mo	$106,500	$69	50
2885 Virginia Dr	0.63mi	4/2.0 (+1)	1,517 (+10%)	3mo	$72,000	$47	48
2545 Greenwood Ter	0.70mi	3/2.0	1,212 (-13%)	3mo	$125,000	$103	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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $9,913
• Equity at exit: $14,895

10-year hold

• IRR: 19.3%
• Equity multiple: 2.74×
• Total profit: $48,599
• Equity at exit: $8,638

Cash invested: $27,972 (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 31204

• Rents YoY: 4.6%
• Active inventory: 255
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$524
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $376

Break-even live

Break-even rent $832

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $433	-5% $404	+0% $376	+5% $348	+10% $319
Rent	-10% $273	-5% $324	+0% $376	+5% $428	+10% $479
Rate	-1.0pp $426	-0.5pp $401	base $376	+0.5pp $350	+1.0pp $324

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	44d	1	0.12mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	44d	1	0.12mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	44d	1	0.20mi
5962 Bloomfield Rd Macon, GA	4.0	1.5	1159	$1,300	$1.12	14d	1	0.28mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	14d	1	0.30mi
4471 Elkan Ave Macon, GA	4.0	2.0	1128	$1,495	$1.33	44d	1	0.31mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	44d	1	0.34mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	44d	1	0.43mi
2418 Adger Rd Macon, GA	4.0	1.0	1365	$1,500	$1.10	44d	1	0.45mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	44d	1	0.47mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	21d	1	0.47mi
4685 Pinedale Dr Macon, GA	3.0	1.5	1404	$1,450	$1.03	14d	1	0.48mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	21d	1	0.50mi
2916 Walmar Dr Macon, GA	3.0	2.0	1300	$1,275	$0.98	44d	1	0.55mi
4455 Fairfax Dr Macon, GA	3.0	2.0	1352	$1,225	$0.91	44d	1	0.57mi
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	44d	1	0.58mi
4300 Essex Rd Macon, GA	4.0	1.5	1246	$1,450	$1.16	21d	1	0.62mi
5161 Nisbet Dr Macon, GA	2.0	1.5	1040	$975	$0.94	44d	1	1.15mi
4995 Bloomfield Rd Macon, GA	2.0	1.5	900	$997	$1.11	21d	1	1.43mi
3257 Ohara Dr S Macon, GA	3.0	1.0	1352	$1,125	$0.83	21d	1	1.46mi

Listing history 30 events

1. 2026-06-19
   days on market $99,900 Active 156 DOM
2. 2026-06-18
   days on market $99,900 Active 155 DOM
3. 2026-06-17
   days on market $99,900 Active 154 DOM
4. 2026-06-16
   days on market $99,900 Active 153 DOM
5. 2026-06-15
   days on market $99,900 Active 152 DOM
6. 2026-06-14
   pricedays on market $99,900 Active 150 DOM
7. 2026-06-13
   days on market $109,900 Active 149 DOM
8. 2026-06-10
   days on market $109,900 Active 147 DOM
9. 2026-06-09
   days on market $109,900 Active 146 DOM
10. 2026-06-09
    days on market $109,900 Active 145 DOM
11. 2026-06-07
    days on market $109,900 Active 144 DOM
12. 2026-06-03
    days on market $109,900 Active 140 DOM
13. 2026-06-02
    days on market $109,900 Active 139 DOM
14. 2026-06-01
    days on market $109,900 Active 138 DOM
15. 2026-05-31
    days on market $109,900 Active 137 DOM
16. 2026-05-30
    days on market $109,900 Active 136 DOM
17. 2026-04-28
    price $109,900 354-char remark

    Show marketing remark (355 chars)

    Looking For Your Next Investment Opportunity? This 3 bedroom, 2-bathroom property comes w/ long-term tenants already in place, ensuring immediate rental income. Perfect for investors seeking a stable cash flow /w minimal hassle. Add this addition to your portfolio. Master Bedroom on Main Level. New Dishwasher Feb. 2025. Don't miss out on this property.

18. 2026-04-28
    price $109,900 355-char remark

    Show marketing remark (355 chars)

    Looking For Your Next Investment Opportunity? This 3 bedroom, 2-bathroom property comes w/ long-term tenants already in place, ensuring immediate rental income. Perfect for investors seeking a stable cash flow /w minimal hassle. Add this addition to your portfolio. Master Bedroom on Main Level. New Dishwasher Feb. 2025. Don't miss out on this property.

19. 2026-01-14
    listed $119,900 Active 354-char remark

    Show marketing remark (355 chars)

    Looking For Your Next Investment Opportunity? This 3 bedroom, 2-bathroom property comes w/ long-term tenants already in place, ensuring immediate rental income. Perfect for investors seeking a stable cash flow /w minimal hassle. Add this addition to your portfolio. Master Bedroom on Main Level. New Dishwasher Feb. 2025. Don't miss out on this property.

20. 2026-01-14
    listed $119,900 Active 355-char remark

    Show marketing remark (355 chars)

    Looking For Your Next Investment Opportunity? This 3 bedroom, 2-bathroom property comes w/ long-term tenants already in place, ensuring immediate rental income. Perfect for investors seeking a stable cash flow /w minimal hassle. Add this addition to your portfolio. Master Bedroom on Main Level. New Dishwasher Feb. 2025. Don't miss out on this property.

21. 2025-02-23
    price $119,900
22. 2025-02-23
    price $119,900
23. 2024-10-22
    price $125,000
24. 2024-10-22
    price $125,000
25. 2020-02-14
    soldstatus $52,500
26. 2017-09-28
    soldstatus $37,000
27. 2017-09-21
    soldstatus $37,000
28. 2017-07-26
    listed $39,900
29. 2017-07-26
    listed $39,900
30. 1997-08-29
    soldstatus $85,000

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $1,105 · $92/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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,700
• − Mortgage interest: −$5,596
• − Property taxes: −$1,105
• − Insurance: −$500
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,906
• Taxable income: $3,082
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $3,773/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): 32,421
• Household income: $38,784
• Rent vs Own: 57.5% rent · 42.5% own
• Severe rent burden: 2674.0

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: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 28% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -135.44%
• Current HPI: 194.5459
• Rent YoY: ▲ 4.61%
• 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

+29.3% since first listed

14 events — show timeline

• 2026-04-28 Price Changed $109,900 CGMLS
• 2026-04-28 Price Changed $109,900 MGMLS
• 2026-01-14 Listed $119,900 MGMLS
• 2026-01-14 Listed $119,900 CGMLS
• 2025-02-23 Price Changed $119,900 MGMLS
• 2025-02-23 Price Changed $119,900 CGMLS
• 2024-10-22 Price Changed $125,000 MGMLS
• 2024-10-22 Price Changed $125,000 CGMLS
• 2020-02-14 Sold (Public Records) $52,500 Public Records
• 2017-09-28 Sold (MLS) $37,000 MGMLS
• 2017-09-21 Sold (MLS) $37,000 CGMLS
• 2017-07-26 Listed $39,900 CGMLS
• 2017-07-26 Listed $39,900 MGMLS
• 1997-08-29 Sold (Public Records) $85,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,105 · -1.3% YoY. Source: county tax records.