3 bd · 1.0 ba ·
1,571 sqft ·
Built 1900
· SingleFamily
· Active
· 26 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,319/mo
Mortgage (P&I)
−$262
Tax + insurance
−$83
HOA
−$0
Vac / Maint / Mgmt
−$277
Net cashflow
$698/mo
Annual
$8,371/yr
Cap rate
23.03%
Cash-on-cash
59.79%
DSCR
3.66
1% rule
2.64%
Cash to close
$14,000
Investor read
This is a 3-bed/1.0-bath single-family listed at $50k.
At list price, monthly cash flow is $698 ($8k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $50k).
It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
In year one you build about $3k of equity ($346 loan paydown + $2k appreciation (4.3% local appreciation)).
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: Burdell Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 442 students, 100% FRL); Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
Market conditions: Rents rising fast (+10.8%/yr); 122 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
At projected returns (4.3% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
Climate carrying-cost: major wind risk, 66% 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.
Cap rate 23.0% 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.
This rent runs 35% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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.
CashFlowRE · CFR-XZ8QNC2CSGR09V
· Data 1 day agocashflowre.app · 2026-05-29