2877 Wilkes Ct · Macon-Bibb County, GA 31217

$120,000

3 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 99 Days on market

Built 1966 0.36 ac lot $117/sqft · 117% above area

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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 +20.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.4/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This vintage beauty offers 3 bedrooms, 1.5 bathrooms, and a spacious kitchen, all filled with timeless character. Mature pecan trees provide wonderful shade and create a peaceful outdoor setting. Whether you're searching for your next home or know someone looking for that special place to call HOME, this property is must-see. Conveniently located near Hwy 75 with easy access to local shops and grocery stores, it blends classic charm with everyday convenience.

Key facts

• Mature pecan trees
• Spacious kitchen
• 0.36 acre lot

Tags

• SPACIOUS KITCHEN
• MATURE PECAN TREES
• PEACEFUL OUTDOOR SETTING
• EASY ACCESS TO LOCAL SHOPS
• EASY ACCESS TO GROCERY STORES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $113k (6.1% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 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.
• Market conditions: Rents rising fast (+10.8%/yr); 122 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 30% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (4.3% local appreciation)).
• 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 5 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 $78k; list at $120k implies a 53% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $55,223
• List price: $120,000
• Delta: 117.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2738 Bryant Pl	0.30mi	3/1.0	1,032 (+1%)	7mo	$97,000	$94	77
3060 Millerfield Rd	0.22mi	3/1.0	1,040 (+2%)	20mo	$55,000	$53	68
3032 Millerfield Rd	0.19mi	2/1.0 (-1)	1,072 (+5%)	19mo	$55,000	$51	61
2845 Flewellyn Dr	0.20mi	2/1.0 (-1)	1,056 (+3%)	22mo	$75,000	$71	61
3154 Bethune Ave	0.67mi	3/1.5	1,065 (+4%)	7mo	$127,500	$120	56
2345 Danbury Drive Dr	0.54mi	3/1.0	1,016 (-1%)	18mo	$97,000	$95	56
2001 Fairway Dr	0.69mi	2/1.0 (-1)	1,021 (-0%)	11mo	$80,000	$78	51
2429 New Clinton Rd	0.64mi	2/1.0 (-1)	1,004 (-2%)	20mo	$51,923	$52	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.15×
• Total profit: $38,715
• Equity at exit: $63,044

10-year hold

• IRR: 21.0%
• Equity multiple: 4.73×
• Total profit: $125,172
• Equity at exit: $104,910

Cash invested: $33,600 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$629
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $154

Break-even live

Break-even rent $932

Max offer price $120,000

Occupancy floor 81%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2485 Bristol Dr Macon, GA	4.0	1.0	1400	$1,265	$0.90	43d	1	0.38mi
2909 Skyline Rd Macon, GA	2.0	1.0	850	$910	$1.07	20d	1	0.49mi
2926 Skyline Rd Macon, GA	2.0	1.0	725	$910	$1.26	20d	1	0.51mi
2913 Skyline Rd Macon, GA	2.0	1.0	700	$910	$1.30	20d	1	0.54mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	43d	1	0.56mi
3240 Commodore Dr Macon, GA	3.0	1.5	1135	$1,200	$1.06	13d	1	0.56mi
2903 Skyline Rd Macon, GA	2.0	1.0	725	$960	$1.32	13d	1	0.57mi
2251 Companion Dr Macon, GA	3.0	1.0	920	$905	$0.98	20d	1	0.64mi
1918 Fairway Dr Macon, GA	3.0	1.0	1228	$975	$0.79	20d	1	0.65mi
2055 Pine Hill Dr Macon, GA	2.0	1.0	1056	$775	$0.73	20d	1	0.72mi
3358 Club Dr Macon, GA	3.0	1.5	1218	$900	$0.74	43d	1	0.84mi
2117 Knightsbridge Rd Macon, GA	3.0	1.0	1020	$1,350	$1.32	13d	1	0.87mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	44d	1	0.91mi
2867 New Clinton Rd Macon, GA	3.0	1.0	1350	$1,100	$0.81	13d	1	0.98mi
2871 New Clinton Rd Macon, GA	3.0	1.0	1100	$1,100	$1.00	43d	1	0.99mi
2525 Tredway Dr Macon, GA	2.0	1.0	1026	$825	$0.80	13d	1	1.01mi
240 Neptune Ct Macon, GA	2.0	1.5	1025	$875	$0.85	20d	1	1.04mi
2621 Jeffersonville Rd Unit 23 Macon, GA	3.0	2.0	1152	$1,150	$1.00	43d	1	1.22mi
2621 Jeffersonville Rd Unit 42 Macon, GA	3.0	2.0	1152	$1,081	$0.94	43d	1	1.22mi
2621 Jeffersonville Rd Unit 68 Macon, GA	3.0	2.0	1056	$1,050	$0.99	43d	1	1.22mi
1143 Sunnydale Dr Macon, GA	3.0	1.0	1053	$975	$0.93	43d	1	1.30mi

Listing history 26 events

1. 2026-06-19
   days on market $120,000 Active 99 DOM
2. 2026-06-18
   days on market $120,000 Active 98 DOM
3. 2026-06-17
   days on market $120,000 Active 97 DOM
4. 2026-06-16
   days on market $120,000 Active 96 DOM
5. 2026-06-15
   days on market $120,000 Active 95 DOM
6. 2026-06-14
   days on market $120,000 Active 93 DOM
7. 2026-06-13
   days on market $120,000 Active 92 DOM
8. 2026-06-10
   days on market $120,000 Active 90 DOM
9. 2026-06-09
   days on market $120,000 Active 89 DOM
10. 2026-06-09
    days on market $120,000 Active 88 DOM
11. 2026-06-07
    days on market $120,000 Active 87 DOM
12. 2026-06-03
    days on market $120,000 Active 83 DOM
13. 2026-06-02
    days on market $120,000 Active 82 DOM
14. 2026-06-01
    days on market $120,000 Active 81 DOM
15. 2026-05-31
    days on market $120,000 Active 80 DOM
16. 2026-05-30
    days on market $120,000 Active 79 DOM
17. 2026-04-22
    status Back On Market 463-char remark

    Show marketing remark (463 chars)

    This vintage beauty offers 3 bedrooms, 1.5 bathrooms, and a spacious kitchen, all filled with timeless character. Mature pecan trees provide wonderful shade and create a peaceful outdoor setting. Whether you're searching for your next home or know someone looking for that special place to call HOME, this property is must-see. Conveniently located near Hwy 75 with easy access to local shops and grocery stores, it blends classic charm with everyday convenience.

18. 2026-03-23
    historical On Hold 463-char remark

    Show marketing remark (463 chars)

    This vintage beauty offers 3 bedrooms, 1.5 bathrooms, and a spacious kitchen, all filled with timeless character. Mature pecan trees provide wonderful shade and create a peaceful outdoor setting. Whether you're searching for your next home or know someone looking for that special place to call HOME, this property is must-see. Conveniently located near Hwy 75 with easy access to local shops and grocery stores, it blends classic charm with everyday convenience.

19. 2026-03-19
    status Back On Market 463-char remark

    Show marketing remark (463 chars)

    This vintage beauty offers 3 bedrooms, 1.5 bathrooms, and a spacious kitchen, all filled with timeless character. Mature pecan trees provide wonderful shade and create a peaceful outdoor setting. Whether you're searching for your next home or know someone looking for that special place to call HOME, this property is must-see. Conveniently located near Hwy 75 with easy access to local shops and grocery stores, it blends classic charm with everyday convenience.

20. 2026-02-17
    historical On Hold 463-char remark

    Show marketing remark (463 chars)

    This vintage beauty offers 3 bedrooms, 1.5 bathrooms, and a spacious kitchen, all filled with timeless character. Mature pecan trees provide wonderful shade and create a peaceful outdoor setting. Whether you're searching for your next home or know someone looking for that special place to call HOME, this property is must-see. Conveniently located near Hwy 75 with easy access to local shops and grocery stores, it blends classic charm with everyday convenience.

21. 2024-12-29
    historical
22. 2024-10-11
    status Back On Market
23. 2024-08-19
    status Under Contract
24. 2024-07-29
    listed $120,000 New
25. 2024-01-01
    listed $120,000 New 463-char remark

    Show marketing remark (463 chars)

    This vintage beauty offers 3 bedrooms, 1.5 bathrooms, and a spacious kitchen, all filled with timeless character. Mature pecan trees provide wonderful shade and create a peaceful outdoor setting. Whether you're searching for your next home or know someone looking for that special place to call HOME, this property is must-see. Conveniently located near Hwy 75 with easy access to local shops and grocery stores, it blends classic charm with everyday convenience.

26. 2007-02-02
    soldstatus $78,500

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$424/yr (+$35/mo · 62.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,517
• − Mortgage interest: −$6,722
• − Property taxes: −$680
• − Insurance: −$600
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,491
• Taxable loss: −$138
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,881/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

+52.9% since first listed

10 events — show timeline

• 2026-04-22 Relisted — GAMLS
• 2026-03-23 Delisted — GAMLS
• 2026-03-19 Relisted — GAMLS
• 2026-02-17 Delisted — GAMLS
• 2024-12-29 Listing Removed — GAMLS
• 2024-10-11 Relisted — GAMLS
• 2024-08-19 Pending — GAMLS
• 2024-07-29 Listed $120,000 GAMLS
• 2024-01-01 Listed $120,000 GAMLS
• 2007-02-02 Sold (Public Records) $78,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $680 · +6.4% YoY. Source: county tax records.