3691 Holley Ct · Macon-Bibb County, GA 31052

$155,000

4 bd · 2.5 ba · 2,802 sqft · SingleFamily public records · 148 Days on market

Built 1973 0.98 ac lot $55/sqft · 51% below 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large, spacious home with a big, private yard in a secluded setting! Perfect for raising a family away from the hustle and bustle! Most of the rehab is complete-just needs a few finishing touches. Featuring a living room, family room, and an additional bonus room/den, this home is ideal for families or retirees alike! Enjoy serene surroundings with plenty of privacy. Priced to sell! Agent Related to Seller, Sold AS with No Disclosures

Key facts

• Living room
• Bonus room
• Private yard

Tags

• PRIVATE YARD
• SECLUDED SETTING
• LIVING ROOM
• FAMILY ROOM
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 111 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $60k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $155k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.25% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $330,339
• List price: $155,000
• Delta: -53.08%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $9,839
• Equity at exit: $23,111

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $53,504
• Equity at exit: $13,402

Cash invested: $43,400 (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 31052

• Home prices YoY: -19.2%
• Active inventory: 111
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $549

Break-even live

Break-even rent $1,240

Max offer price $155,000

Occupancy floor 67%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $155,000 Active 148 DOM
2. 2026-06-18
   days on market $155,000 Active 147 DOM
3. 2026-06-17
   days on market $155,000 Active 146 DOM
4. 2026-06-16
   days on market $155,000 Active 145 DOM
5. 2026-06-15
   days on market $155,000 Active 144 DOM
6. 2026-06-14
   days on market $155,000 Active 142 DOM
7. 2026-06-13
   days on market $155,000 Active 141 DOM
8. 2026-06-10
   days on market $155,000 Active 139 DOM
9. 2026-06-09
   days on market $155,000 Active 138 DOM
10. 2026-06-09
    days on market $155,000 Active 137 DOM
11. 2026-06-07
    statusdays on market $155,000 Active 136 DOM
12. 2026-06-03
    pricestatusdays on market $155,000 Price Change 132 DOM
13. 2026-06-02
    days on market $190,000 Active 131 DOM
14. 2026-06-01
    days on market $190,000 Active 130 DOM
15. 2026-05-31
    days on market $190,000 Active 129 DOM
16. 2026-05-30
    days on market $190,000 Active 128 DOM
17. 2026-02-23
    price $190,000 441-char remark

    Show marketing remark (441 chars)

    Large, spacious home with a big, private yard in a secluded setting! Perfect for raising a family away from the hustle and bustle! Most of the rehab is complete-just needs a few finishing touches. Featuring a living room, family room, and an additional bonus room/den, this home is ideal for families or retirees alike! Enjoy serene surroundings with plenty of privacy. Priced to sell! Agent Related to Seller, Sold AS with No Disclosures

18. 2026-02-04
    status Back On Market 441-char remark

    Show marketing remark (441 chars)

    Large, spacious home with a big, private yard in a secluded setting! Perfect for raising a family away from the hustle and bustle! Most of the rehab is complete-just needs a few finishing touches. Featuring a living room, family room, and an additional bonus room/den, this home is ideal for families or retirees alike! Enjoy serene surroundings with plenty of privacy. Priced to sell! Agent Related to Seller, Sold AS with No Disclosures

19. 2026-01-27
    status Under Contract 441-char remark

    Show marketing remark (441 chars)

    Large, spacious home with a big, private yard in a secluded setting! Perfect for raising a family away from the hustle and bustle! Most of the rehab is complete-just needs a few finishing touches. Featuring a living room, family room, and an additional bonus room/den, this home is ideal for families or retirees alike! Enjoy serene surroundings with plenty of privacy. Priced to sell! Agent Related to Seller, Sold AS with No Disclosures

20. 2026-01-14
    listed $215,000 New 441-char remark

    Show marketing remark (441 chars)

    Large, spacious home with a big, private yard in a secluded setting! Perfect for raising a family away from the hustle and bustle! Most of the rehab is complete-just needs a few finishing touches. Featuring a living room, family room, and an additional bonus room/den, this home is ideal for families or retirees alike! Enjoy serene surroundings with plenty of privacy. Priced to sell! Agent Related to Seller, Sold AS with No Disclosures

21. 2019-10-04
    soldstatus $65,000 328-char remark

    Show marketing remark (328 chars)

    A diamond in the rough tucked away off the beaten path. Spacious home with privacy but mins to town. Split level featuring open living room, formal dining room with sliding door to patio area, laundry room with a half bath and a finished lower level with outside entrance that would be perfect for a mother in law or teen suite.

22. 2019-10-04
    soldstatus $65,000

    Show marketing remark (328 chars)

    A diamond in the rough tucked away off the beaten path. Spacious home with privacy but mins to town. Split level featuring open living room, formal dining room with sliding door to patio area, laundry room with a half bath and a finished lower level with outside entrance that would be perfect for a mother in law or teen suite.

23. 2019-06-27
    listed $69,000 328-char remark

    Show marketing remark (328 chars)

    A diamond in the rough tucked away off the beaten path. Spacious home with privacy but mins to town. Split level featuring open living room, formal dining room with sliding door to patio area, laundry room with a half bath and a finished lower level with outside entrance that would be perfect for a mother in law or teen suite.

24. 2019-05-13
    soldstatus $286,156
25. 2015-10-30
    soldstatus $27,469

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$198/yr (+$16/mo · 16.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,226
• − Mortgage interest: −$8,682
• − Property taxes: −$1,228
• − Insurance: −$775
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$4,509
• Taxable income: $4,315
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $5,556/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
• City population: 143,186
• Population (ZIP): 9,308

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 White (68%)
• Race & ethnicity: White 68% Black 23% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -47.49%
• Current HPI: 200.3778
• Rent YoY: —
• Metro: —
• 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

+591.7% since first listed

9 events — show timeline

• 2026-02-23 Price Changed $190,000 GAMLS
• 2026-02-04 Relisted — GAMLS
• 2026-01-27 Pending — GAMLS
• 2026-01-14 Listed $215,000 GAMLS
• 2019-10-04 Sold (Public Records) $65,000 Public Records
• 2019-10-04 Sold (MLS) $65,000 MGMLS
• 2019-06-27 Listed $69,000 MGMLS
• 2019-05-13 Sold (Public Records) $286,156 Public Records
• 2015-10-30 Sold (MLS) $27,469 GAMLS

Property tax history

+6.2%/yr

Latest (2025): $1,228 · -1.3% YoY. Source: county tax records.