3873 Andrews Dr · Macon-Bibb County, GA 31206

$100,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 2 Days on market

Built 1953 8,276 sqft lot Est $96k · at est.

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• ARV discount +5.6/15.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great cash-flow opportunity! This 3 bedroom, 1 bath home features a large bonus room that can function as a 4th bedroom to maximize rental income. Property has a stable rental history and key updates already completed — roof and HVAC only 3 years old. Ideal for buy-and-hold investors looking to expand their portfolio in a strong rental market.

Key facts

• Resurfaced bathtub
• Updated kitchen
• New roof

Tags

• NEW ROOF
• UPDATED KITCHEN
• RESURFACED BATHTUB
• CENTRAL HEATING AND AIR

Property features AI

Finance

• HOA & community: Association fees billed annually

Exterior

• Parking: Two total parking spaces
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available; Sewer available; Water available
• Home design: One level; Resale property
• Construction: Concrete construction; Composition roof; Slab foundation
• Exterior features: Private entrance; Private yard; Front porch

Interior

• Kitchen: Stain-finish cabinets; Laminate countertops; Open view to the family room; Gas oven; Gas range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom (main level); Master bathroom has no special features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); No shared/common walls; Family room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.2% 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: Southfield Elementary School (math 5% / reading 6%, grade F, #1,158 of 1,228 statewide, top 94%, 737 students, 100% FRL); Ballard Hudson Middle School (math 4% / reading 9%, grade F, #457 of 470 statewide, top 98%, 744 students, 100% FRL); Southwest High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 800 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 (+5.0%/yr); 207 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• At $1,189/mo this rent would consume 47% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 5.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago 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.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $100,000

Questions for the listing agent

1. Built in 1953 — 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: 1.19% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $95,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3819 Frances Dr	0.18mi	4/1.0 (+1)	1,293 (-0%)	6mo	$68,000	$53	82
3935 Travis Blvd	0.14mi	3/2.0	1,344 (+4%)	4mo	$115,000	$86	80
1664 Randall Rd	0.22mi	3/2.0	1,212 (-6%)	5mo	$70,000	$58	70
1464 Williamson Rd	0.58mi	3/1.0	1,300 (+0%)	4mo	$64,000	$49	69
3357 Placid Pl	0.32mi	4/2.0 (+1)	1,373 (+6%)	2mo	$150,000	$109	65
4133 Buena Vista Ave	0.66mi	3/2.0	1,257 (-3%)	5mo	$45,000	$36	56
4055 Emory Dr	0.70mi	3/1.0	1,216 (-6%)	2mo	$58,000	$48	56
1254 W Grenada Ter	0.57mi	3/2.0	1,188 (-8%)	3mo	$100,000	$84	53
3970 Emory Dr	0.71mi	3/2.0	1,394 (+8%)	1mo	$27,000	$19	50
3901 Shearwater Dr	0.74mi	3/2.0	1,393 (+8%)	2mo	$130,000	$93	47
3708 Lindsey Dr	0.75mi	3/1.5	1,432 (+10%)	4mo	$135,000	$94	42
1138 Newberg Ave	0.69mi	3/1.0	1,106 (-15%)	6mo	$82,000	$74	39

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $6,810
• Equity at exit: $14,910

10-year hold

• IRR: 17.1%
• Equity multiple: 2.53×
• Total profit: $42,895
• Equity at exit: $8,646

Cash invested: $28,000 (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 31206

• Rents YoY: 5.0%
• Active inventory: 207
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$524
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $323

Break-even live

Break-even rent $780

Max offer price $100,000

Occupancy floor 68%

Sensitivity live

Price	-10% $379	-5% $351	+0% $323	+5% $295	+10% $266
Rent	-10% $229	-5% $276	+0% $323	+5% $370	+10% $417
Rate	-1.0pp $373	-0.5pp $348	base $323	+0.5pp $297	+1.0pp $271

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3837 Spencer Cir Macon, GA	3.0	1.0	1080	$1,300	$1.20	44d	1	0.09mi
3823 Saint Charles Pl Macon, GA	3.0	1.0	1020	$1,150	$1.13	44d	1	0.14mi
3685 Rice Mill Rd Macon, GA	3.0	1.0	1152	$1,450	$1.26	44d	1	0.27mi
4028 Saint Charles Pl Macon, GA	3.0	1.0	900	$800	$0.89	21d	1	0.35mi
1289 Rocky Creek Rd Macon, GA	2.0	1.0	1404	$750	$0.53	44d	1	0.64mi
1332 Hillridge Dr Macon, GA	3.0	2.0	1050	$1,050	$1.00	14d	1	0.65mi
1164 Newberg Ave Macon, GA	3.0	1.0	1100	$1,195	$1.09	44d	1	0.67mi
3733 Lindsey Dr Macon, GA	3.0	2.0	1645	$1,350	$0.82	14d	1	0.73mi
3238 Somerset Dr Macon, GA	3.0	1.0	1100	$975	$0.89	14d	1	0.74mi
3080 Rice Mill Rd Macon, GA	3.0	1.0	1100	$950	$0.86	44d	1	0.75mi
3080 Rice Mill Rd Unit C-1 Macon, GA	3.0	1.5	1100	$925	$0.84	21d	1	0.75mi
1240 Rocky Creek Rd Unit A Macon, GA	4.0	1.0	1342	$1,090	$0.81	21d	1	0.76mi
1156 Triple Hill Dr Macon, GA	2.0	1.0	980	$875	$0.89	14d	1	0.80mi
1148 N Beddingfield Dr Macon, GA	3.0	1.0	1076	$825	$0.77	44d	1	0.80mi
3149 Somerset Dr Macon, GA	2.0	1.0	897	$745	$0.83	44d	1	0.81mi
1868 Sussex Dr Macon, GA	3.0	2.0	1450	$1,500	$1.03	44d	1	0.96mi
3257 Ohara Dr S Macon, GA	3.0	1.0	1352	$1,125	$0.83	21d	1	0.98mi
1575 Winston Dr Macon, GA	3.0	2.0	1215	$1,350	$1.11	21d	1	1.01mi
947 Troupe St Macon, GA	2.0	2.0	1699	$1,200	$0.71	21d	1	1.05mi
947 Troupe St Unit B Macon, GA	2.0	2.0	1699	$1,200	$0.71	44d	1	1.05mi
4052 Mikado Ave Macon, GA	3.0	1.0	1624	$1,300	$0.80	14d	1	1.07mi
846 Bedingfield Ave Macon, GA	3.0	1.5	1187	$975	$0.82	44d	1	1.09mi
837 Newberg Ave Macon, GA	3.0	1.0	966	$750	$0.78	44d	1	1.11mi
832 Richmond St Macon, GA	3.0	1.0	1364	$925	$0.68	21d	1	1.15mi
4322 Mikado Ave Macon, GA	3.0	2.0	1344	$1,230	$0.92	21d	1	1.30mi
2445 Lowe St Macon, GA	2.0	1.0	940	$890	$0.95	44d	1	1.30mi
3709 Flamingo Dr Macon, GA	3.0	1.0	1360	$1,300	$0.96	44d	1	1.36mi
955 Putnam St Unit 1 Macon, GA	3.0	1.0	950	$1,199	$1.26	44d	1	1.39mi
3423 Flamingo Dr Macon, GA	3.0	1.0	1048	$895	$0.85	44d	1	1.39mi

Listing history 3 events

1. 2026-06-19
   days on market $100,000 Active 2 DOM
2. 2026-06-17
   remarks 568-char remark
3. 2026-06-17
   listed $100,000 Active 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: $603 · $50/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$317/yr (+$26/mo · 52.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,267
• − Mortgage interest: −$5,602
• − Property taxes: −$603
• − Insurance: −$500
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,909
• Taxable income: $2,370
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,306/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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 (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+33.3% since first listed

10 events — show timeline

• 2026-06-10 Listed $100,000 FMLS
• 2025-09-05 Sold (Public Records) $65,000 Public Records
• 2025-08-29 Sold (MLS) $65,000 GAMLS
• 2025-08-29 Sold (MLS) $65,000 MGMLS
• 2025-08-20 Contingent — MGMLS
• 2025-08-20 Pending — GAMLS
• 2025-07-24 Listed $79,900 GAMLS
• 2025-07-24 Listed $79,900 MGMLS
• 2024-10-06 Listing Removed — GAMLS
• 2024-08-05 Listed $75,000 GAMLS

Property tax history

+8.5%/yr

Latest (2025): $603 · -1.3% YoY. Source: county tax records.