3555 Hollingsworth Rd · Macon-Bibb County, GA 31210

$59,999

4 bd · 2.0 ba · 1,538 sqft · SingleFamily public records · 37 Days on market

Built 1935 0.26 ac lot $39/sqft · 16% below area Est $71k · 16% under

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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
• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

BACK ON MARKET AT NO FAULT TO SELLER - Investor Alert - Cash Only! Fantastic flip opportunity in up-and-coming Macon, GA. Solid bones and a spacious lot give this property huge upside for renovators or developers. Priced to move - perfect for an investor looking for a high-return rehab or rental conversion. Highlights: AS-IS sale, cash buyers only Sturdy structure with great renovation potential Large lot with room for expansion, yard, or outdoor upgrades Located in a growing area of Macon with strong resale/rental demand Bring your contractor and vision - quick close available. Serious inquiries only; contact for showings and offer instructions.

Key facts

• Strong resale demand
• Large lot
• Spacious lot

Tags

• SPACIOUS LOT
• LARGE LOT
• GROWING AREA
• STRONG RESALE DEMAND

Property features AI

Finance

• Other: Located in the Hillview subdivision in Macon, GA (Bibb County)
• HOA & community: No HOA

Exterior

• Parking: Parking pad with open parking
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residential house; Resale property; Built in 1935
• Construction: Concrete construction; Composition roof; Total building area reported as 1,538 (public records)
• Exterior features: Level lot; Lot about 0.26 acre

Interior

• Kitchen: Appliances listed as other (details not provided)
• Bedrooms: Four main-level bedrooms
• Flooring: Flooring listed as other (details not provided)
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Floor furnace heating; Ceiling fan(s) and other cooling
• Interior features: One-level layout; Public-record living area approximately 1,538 (above grade); No basement; No fireplaces
• Laundry & utility: Laundry features listed as other (details not provided)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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.
• Zoned schools: Union Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 486 students, 100% FRL); Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 students, 100% FRL); Westside High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,025 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 (+1.7%/yr); 235 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $415 of loan paydown is wiped out by about $2k 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 + 1.7% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 7 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $58,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.53% ✓
• Cap rate: 22.70%
• Cash-on-cash: 58.61%
• DSCR: 3.61
• GRM: 3.3

CMA / ARV

• ARV (median comp): $71,422
• List price: $59,999
• Delta: -15.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Ivy Brook Way	0.67mi	4/2.5	1,508 (-2%)	12mo	$218,000	$145	54
3481 Hillcrest Ave	0.71mi	3/2.0 (-1)	1,545 (+0%)	10mo	$115,000	$74	52
3544 Napier Ave	0.43mi	3/2.0 (-1)	1,641 (+7%)	16mo	$63,000	$38	50
117 Cold Creek Pkwy	0.61mi	3/2.5 (-1)	1,594 (+4%)	16mo	$225,000	$141	45
3778 Log Cabin Dr	0.51mi	3/2.0 (-1)	1,630 (+6%)	19mo	$50,000	$31	45
3665 Mckenzie Dr	0.57mi	4/2.5	1,637 (+6%)	22mo	$103,000	$63	42
3477 Glynn Ave	0.51mi	3/2.0 (-1)	1,712 (+11%)	15mo	$69,000	$40	40
542 Ivy Brook Way	0.62mi	3/2.5 (-1)	1,666 (+8%)	14mo	$202,000	$121	38
536 Ivy Brook Way	0.61mi	3/2.5 (-1)	1,721 (+12%)	8mo	$166,000	$96	38
785 Ivy Brook Way	0.69mi	3/2.0 (-1)	1,337 (-13%)	7mo	$200,000	$150	35
3532 Log Cabin Dr	0.57mi	3/1.0 (-1)	1,410 (-8%)	20mo	$7,200	$5	34
3567 Morgan Dr	0.68mi	5/2.0 (+1)	1,765 (+15%)	10mo	$40,750	$23	30

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: 55.8%
• Equity multiple: 3.42×
• Total profit: $40,591
• Equity at exit: $8,946

10-year hold

• IRR: 60.3%
• Equity multiple: 6.65×
• Total profit: $94,859
• Equity at exit: $5,188

Cash invested: $16,800 (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 31210

• Rents YoY: 1.7%
• Active inventory: 235
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,519 high
• Mortgage (P&I): −$315
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $821

Break-even live

Break-even rent $480

Max offer price $59,999

Occupancy floor 41%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4145 Forest Ave W Macon, GA	3.0	1.0	1285	$1,195	$0.93	43d	1	0.44mi
3775 Grand Ave Macon, GA	3.0	2.0	1240	$1,175	$0.95	13d	1	0.56mi
255 Hawthorn Trl Macon, GA	3.0	2.5	1566	$1,545	$0.99	43d	1	0.63mi
3588 Morgan Dr Macon, GA	4.0	1.0	1080	$1,200	$1.11	21d	1	0.66mi
307 Ironwood Ct Macon, GA	3.0	2.5	1522	$1,695	$1.11	21d	1	0.69mi
308 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	43d	1	0.70mi
308 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.70mi
3840 Napier Ave Macon, GA	3.0	1.0	1365	$1,350	$0.99	13d	1	0.70mi
342 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.75mi
371 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	43d	1	0.75mi
371 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.75mi
373 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.75mi
373 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	43d	1	0.75mi
360 Ironwood Ct Macon, GA	3.0	2.5	1648	$1,745	$1.06	21d	1	0.77mi
1187 Edna Pl Unit S-0501 Macon, GA	3.0	2.0	1200	$1,000	$0.83	21d	1	0.83mi
1187 Edna Pl Unit S-0503 Macon, GA	3.0	2.0	1200	$1,125	$0.94	21d	1	0.83mi
1082 Lamont St Macon, GA	4.0	2.0	2229	$1,295	$0.58	43d	1	0.84mi
3320 Guthrie Dr Macon, GA	4.0	2.0	1800	$1,500	$0.83	43d	1	0.90mi
3469 Kingsbury Dr Macon, GA	4.0	2.0	1100	$1,295	$1.18	43d	1	0.91mi
3346 Shaw Dr Macon, GA	3.0	1.0	1094	$895	$0.82	21d	1	0.91mi
3258 Napier Ave Macon, GA	4.0	2.0	2113	$1,600	$0.76	43d	1	0.93mi
3713 Greenbriar Rd E Macon, GA	3.0	2.0	1600	$1,250	$0.78	43d	1	1.01mi
3944 Easy St Macon, GA	3.0	2.0	1552	$1,350	$0.87	43d	1	1.04mi
1196 Mimosa Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	21d	1	1.10mi
3413 Vineville Ave Unit 3419 Macon, GA	3.0	1.5	1200	$1,200	$1.00	21d	1	1.15mi
1030 Radio Dr Macon, GA	4.0	3.0	2052	$1,400	$0.68	43d	1	1.27mi
201 Ridgewood Ave Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	1.30mi
230 Roycrest Dr Macon, GA	3.0	2.0	1261	$1,300	$1.03	43d	1	1.32mi
209 Ridgewood Ave Unit 209 Macon, GA	3.0	1.5	1600	$1,200	$0.75	21d	1	1.35mi
4158 Log Cabin Dr Macon, GA	3.0	1.5	1380	$1,375	$1.00	21d	1	1.36mi
4704 High Oak Dr Macon, GA	3.0	2.0	1200	$1,300	$1.08	13d	1	1.42mi
3147 Westover Dr Macon, GA	4.0	2.0	1705	$1,475	$0.87	21d	1	1.47mi
1515 Burton Ave Macon, GA	3.0	1.0	1568	$1,250	$0.80	21d	1	1.48mi
4265 Hillary Pl Macon, GA	4.0	2.0	1250	$1,450	$1.16	43d	1	1.50mi

Listing history 9 events

1. 2026-06-19
   days on market $59,999 Active 37 DOM
2. 2026-06-18
   statusdays on market $59,999 Active 36 DOM
3. 2026-06-17
   days on market $59,999 Back On Market 35 DOM
4. 2026-06-16
   days on market $59,999 Back On Market 34 DOM
5. 2026-06-15
   remarks 661-char remark

   Show marketing remark (652 chars)

   BACK ON MARKET AT NO FAULT TO SELLER Investor Alert - Cash Only! Fantastic flip opportunity in up-and-coming Macon, GA. Solid bones and a spacious lot give this property huge upside for renovators or developers. Priced to move - perfect for an investor looking for a high-return rehab or rental conversion. Highlights: AS-IS sale, cash buyers only Sturdy structure with great renovation potential Large lot with room for expansion, yard, or outdoor upgrades Located in a growing area of Macon with strong resale/rental demand Bring your contractor and vision - quick close available. Serious inquiries only; contact for showings and offer instructions.

6. 2026-06-15
   status $59,999 Back On Market 33 DOM

   Show marketing remark (652 chars)

   BACK ON MARKET AT NO FAULT TO SELLER Investor Alert - Cash Only! Fantastic flip opportunity in up-and-coming Macon, GA. Solid bones and a spacious lot give this property huge upside for renovators or developers. Priced to move - perfect for an investor looking for a high-return rehab or rental conversion. Highlights: AS-IS sale, cash buyers only Sturdy structure with great renovation potential Large lot with room for expansion, yard, or outdoor upgrades Located in a growing area of Macon with strong resale/rental demand Bring your contractor and vision - quick close available. Serious inquiries only; contact for showings and offer instructions.

7. 2026-04-25
   listed $80,000 Active 615-char remark

   Show marketing remark (652 chars)

   BACK ON MARKET AT NO FAULT TO SELLER Investor Alert - Cash Only! Fantastic flip opportunity in up-and-coming Macon, GA. Solid bones and a spacious lot give this property huge upside for renovators or developers. Priced to move - perfect for an investor looking for a high-return rehab or rental conversion. Highlights: AS-IS sale, cash buyers only Sturdy structure with great renovation potential Large lot with room for expansion, yard, or outdoor upgrades Located in a growing area of Macon with strong resale/rental demand Bring your contractor and vision - quick close available. Serious inquiries only; contact for showings and offer instructions.

8. 2026-04-25
   listed $80,000 New 625-char remark

   Show marketing remark (652 chars)

   BACK ON MARKET AT NO FAULT TO SELLER Investor Alert - Cash Only! Fantastic flip opportunity in up-and-coming Macon, GA. Solid bones and a spacious lot give this property huge upside for renovators or developers. Priced to move - perfect for an investor looking for a high-return rehab or rental conversion. Highlights: AS-IS sale, cash buyers only Sturdy structure with great renovation potential Large lot with room for expansion, yard, or outdoor upgrades Located in a growing area of Macon with strong resale/rental demand Bring your contractor and vision - quick close available. Serious inquiries only; contact for showings and offer instructions.

9. 2021-03-05
   soldstatus $55,000

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$73/yr (+$6/mo · 15.2%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 17 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: $18,229
• − Mortgage interest: −$3,361
• − Property taxes: −$479
• − Insurance: −$300
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$1,745
• Taxable income: $9,427
• Est. tax owed @ 24.0%: −$2,262
• After-tax cash flow: $7,584/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

+9.1% since first listed

14 events — show timeline

• 2026-06-15 Relisted — GAMLS
• 2026-06-15 Relisted — CGMLS
• 2026-06-15 Relisted — MGMLS
• 2026-05-28 Pending — CGMLS
• 2026-05-28 Contingent — MGMLS
• 2026-05-28 Pending — GAMLS
• 2026-05-26 Listed $59,999 CGMLS
• 2026-05-26 Price Changed $59,999 MGMLS
• 2026-05-26 Price Changed $59,999 GAMLS
• 2026-04-26 Delisted — CGMLS
• 2026-04-25 Listed $80,000 CGMLS
• 2026-04-25 Listed $80,000 MGMLS
• 2026-04-25 Listed $80,000 GAMLS
• 2021-03-05 Sold (Public Records) $55,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $479 · -1.3% YoY. Source: county tax records.