4450 Rivercliff Way · Macon-Bibb County, GA 31032

$364,900

4 bd · 3.5 ba · 2,133 sqft · SingleFamily public records · 100 Days on market

Built 2005 0.80 ac lot $171/sqft · 7% above area Est $364k · at est.

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +7.4/15.0
• Appreciation +4.0/10.0
• DSCR +3.6/10.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

*Priced under appraised value** This beautiful 3 bedroom, 3.5 bath home offers both comfort and functionality with thoughtful updates throughout. The updated kitchen features an eat-in breakfast area and flows seamlessly into a separate formal dining room, perfect for hosting family and friends. The living room showcases a cozy fireplace and hardwood floors. Most of the home has been freshly painted, giving it a clean, move-in-ready feel. The spacious primary suite boasts tray ceilings and a well-appointed en suite bath. A split bedroom plan provides privacy, while the bonus room upstairs offers flexible space that could easily serve as a 4th bedroom or a separate owners suite. Plantation shutters accent every window, adding timeless charm. Step outside to enjoy the huge screened-in back porch complete with an outdoor kitchen, overlooking a peaceful backyard. An additional patio provides even more entertaining space. Major updates include a new HVAC system and roof, both replaced in 2025. The home also features a hardwired Ring camera system with doorbell and three motion lights for added peace of mind. Additional storage includes 21x32 RV storage and a 10x12 storage building tucked behind the main storage area.

Key facts

• Freshly painted
• Updated kitchen
• Cozy fireplace

Tags

• UPDATED KITCHEN
• SEPARATE FORMAL DINING ROOM
• COZY FIREPLACE
• HARDWOOD FLOORS
• FRESHLY PAINTED
• SPACIOUS PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-82 ($-987/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (21.2% below list).
• Recommended offer: $288k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jones County (rural): math 32% / reading 34% proficiency, ranked #72 of 174 in GA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jones County High School (math 19% / reading 26%, grade F, #210 of 424 statewide, top 50%, 1,626 students, 47% FRL).
• Market conditions: 94 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 106 units permitted in Jones County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $3k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Jones County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $259k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $287,500 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (median comp): $363,933
• List price: $364,900
• Delta: 0.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 Shady Greens Dr	0.70mi	3/2.0 (-1)	2,063 (-3%)	4mo	$314,900	$153	47
151 River North Blvd	0.50mi	3/2.5 (-1)	2,000 (-6%)	13mo	$285,000	$143	46
746 Mckay Rd	0.73mi	4/2.0	2,280 (+7%)	6mo	$188,750	$83	43

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

Projected returns pro-forma

-1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.53×
• Total profit: $-47,658
• Equity at exit: $72,248

10-year hold

• IRR: -4.1%
• Equity multiple: 0.67×
• Total profit: $-33,471
• Equity at exit: $63,063

Cash invested: $102,172 (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 31032

• Home prices YoY: -0.9%
• Active inventory: 94
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,875 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$288 /mo · $3,455/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-82

Break-even live

Break-even rent $2,979

Max offer price $350,369

Occupancy floor 98%

Sensitivity live

Price	-10% $124	-5% $21	+0% $-82	+5% $-186	+10% $-289
Rent	-10% $-309	-5% $-196	+0% $-82	+5% $31	+10% $145
Rate	-1.0pp $102	-0.5pp $11	base $-82	+0.5pp $-177	+1.0pp $-273

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
556 Shady Greens Dr Macon, GA	4.0	3.5	2544	$2,850	$1.12	15d	1	0.58mi
556 Shady Greens Dr Macon, GA	4.0	3.5	2544	$2,900	$1.14	45d	1	0.58mi

Listing history 24 events

1. 2026-05-19
   status Under Contract 1240-char remark

   Show marketing remark (1236 chars)

   * Priced under appraised value * * This beautiful 3 bedroom, 3.5 bath home offers both comfort and functionality with thoughtful updates throughout. The updated kitchen features an eat-in breakfast area and flows seamlessly into a separate formal dining room, perfect for hosting family and friends. The living room showcases a cozy fireplace and hardwood floors. Most of the home has been freshly painted, giving it a clean, move-in-ready feel. The spacious primary suite boasts tray ceilings and a well-appointed en suite bath. A split bedroom plan provides privacy, while the bonus room upstairs offers flexible space that could easily serve as a 4th bedroom or a separate owners suite. Plantation shutters accent every window, adding timeless charm. Step outside to enjoy the huge screened-in back porch complete with an outdoor kitchen, overlooking a peaceful backyard. An additional patio provides even more entertaining space. Major updates include a new HVAC system and roof, both replaced in 2025. The home also features a hardwired Ring camera system with doorbell and three motion lights for added peace of mind. Additional storage includes 21x32 RV storage and a 10x12 storage building tucked behind the main storage area.

2. 2026-05-19
   historical Active Under Contract 1236-char remark

   Show marketing remark (1236 chars)

   * Priced under appraised value * * This beautiful 3 bedroom, 3.5 bath home offers both comfort and functionality with thoughtful updates throughout. The updated kitchen features an eat-in breakfast area and flows seamlessly into a separate formal dining room, perfect for hosting family and friends. The living room showcases a cozy fireplace and hardwood floors. Most of the home has been freshly painted, giving it a clean, move-in-ready feel. The spacious primary suite boasts tray ceilings and a well-appointed en suite bath. A split bedroom plan provides privacy, while the bonus room upstairs offers flexible space that could easily serve as a 4th bedroom or a separate owners suite. Plantation shutters accent every window, adding timeless charm. Step outside to enjoy the huge screened-in back porch complete with an outdoor kitchen, overlooking a peaceful backyard. An additional patio provides even more entertaining space. Major updates include a new HVAC system and roof, both replaced in 2025. The home also features a hardwired Ring camera system with doorbell and three motion lights for added peace of mind. Additional storage includes 21x32 RV storage and a 10x12 storage building tucked behind the main storage area.

3. 2026-05-02
   price $364,900 1236-char remark

   Show marketing remark (1240 chars)

   *Priced under appraised value** This beautiful 3 bedroom, 3.5 bath home offers both comfort and functionality with thoughtful updates throughout. The updated kitchen features an eat-in breakfast area and flows seamlessly into a separate formal dining room, perfect for hosting family and friends. The living room showcases a cozy fireplace and hardwood floors. Most of the home has been freshly painted, giving it a clean, move-in-ready feel. The spacious primary suite boasts tray ceilings and a well-appointed en suite bath. A split bedroom plan provides privacy, while the bonus room upstairs offers flexible space that could easily serve as a 4th bedroom or a separate owners suite. Plantation shutters accent every window, adding timeless charm. Step outside to enjoy the huge screened-in back porch complete with an outdoor kitchen, overlooking a peaceful backyard. An additional patio provides even more entertaining space. Major updates include a new HVAC system and roof, both replaced in 2025. The home also features a hardwired Ring camera system with doorbell and three motion lights for added peace of mind. Additional storage includes 21x32 RV storage and a 10x12 storage building tucked behind the main storage area.

4. 2026-05-02
   price $364,900 1240-char remark

   Show marketing remark (1240 chars)

   *Priced under appraised value** This beautiful 3 bedroom, 3.5 bath home offers both comfort and functionality with thoughtful updates throughout. The updated kitchen features an eat-in breakfast area and flows seamlessly into a separate formal dining room, perfect for hosting family and friends. The living room showcases a cozy fireplace and hardwood floors. Most of the home has been freshly painted, giving it a clean, move-in-ready feel. The spacious primary suite boasts tray ceilings and a well-appointed en suite bath. A split bedroom plan provides privacy, while the bonus room upstairs offers flexible space that could easily serve as a 4th bedroom or a separate owners suite. Plantation shutters accent every window, adding timeless charm. Step outside to enjoy the huge screened-in back porch complete with an outdoor kitchen, overlooking a peaceful backyard. An additional patio provides even more entertaining space. Major updates include a new HVAC system and roof, both replaced in 2025. The home also features a hardwired Ring camera system with doorbell and three motion lights for added peace of mind. Additional storage includes 21x32 RV storage and a 10x12 storage building tucked behind the main storage area.

5. 2026-04-13
   price $369,900 1236-char remark

   Show marketing remark (1240 chars)

   *Priced under appraised value** This beautiful 3 bedroom, 3.5 bath home offers both comfort and functionality with thoughtful updates throughout. The updated kitchen features an eat-in breakfast area and flows seamlessly into a separate formal dining room, perfect for hosting family and friends. The living room showcases a cozy fireplace and hardwood floors. Most of the home has been freshly painted, giving it a clean, move-in-ready feel. The spacious primary suite boasts tray ceilings and a well-appointed en suite bath. A split bedroom plan provides privacy, while the bonus room upstairs offers flexible space that could easily serve as a 4th bedroom or a separate owners suite. Plantation shutters accent every window, adding timeless charm. Step outside to enjoy the huge screened-in back porch complete with an outdoor kitchen, overlooking a peaceful backyard. An additional patio provides even more entertaining space. Major updates include a new HVAC system and roof, both replaced in 2025. The home also features a hardwired Ring camera system with doorbell and three motion lights for added peace of mind. Additional storage includes 21x32 RV storage and a 10x12 storage building tucked behind the main storage area.

6. 2026-04-13
   price $369,900 1240-char remark

   Show marketing remark (1240 chars)

   *Priced under appraised value** This beautiful 3 bedroom, 3.5 bath home offers both comfort and functionality with thoughtful updates throughout. The updated kitchen features an eat-in breakfast area and flows seamlessly into a separate formal dining room, perfect for hosting family and friends. The living room showcases a cozy fireplace and hardwood floors. Most of the home has been freshly painted, giving it a clean, move-in-ready feel. The spacious primary suite boasts tray ceilings and a well-appointed en suite bath. A split bedroom plan provides privacy, while the bonus room upstairs offers flexible space that could easily serve as a 4th bedroom or a separate owners suite. Plantation shutters accent every window, adding timeless charm. Step outside to enjoy the huge screened-in back porch complete with an outdoor kitchen, overlooking a peaceful backyard. An additional patio provides even more entertaining space. Major updates include a new HVAC system and roof, both replaced in 2025. The home also features a hardwired Ring camera system with doorbell and three motion lights for added peace of mind. Additional storage includes 21x32 RV storage and a 10x12 storage building tucked behind the main storage area.

7. 2026-02-09
   listed $379,900 Active 1236-char remark

   Show marketing remark (1236 chars)

   * Priced under appraised value * * This beautiful 3 bedroom, 3.5 bath home offers both comfort and functionality with thoughtful updates throughout. The updated kitchen features an eat-in breakfast area and flows seamlessly into a separate formal dining room, perfect for hosting family and friends. The living room showcases a cozy fireplace and hardwood floors. Most of the home has been freshly painted, giving it a clean, move-in-ready feel. The spacious primary suite boasts tray ceilings and a well-appointed en suite bath. A split bedroom plan provides privacy, while the bonus room upstairs offers flexible space that could easily serve as a 4th bedroom or a separate owners suite. Plantation shutters accent every window, adding timeless charm. Step outside to enjoy the huge screened-in back porch complete with an outdoor kitchen, overlooking a peaceful backyard. An additional patio provides even more entertaining space. Major updates include a new HVAC system and roof, both replaced in 2025. The home also features a hardwired Ring camera system with doorbell and three motion lights for added peace of mind. Additional storage includes 21x32 RV storage and a 10x12 storage building tucked behind the main storage area.

8. 2026-02-08
   listed $379,900 New 1240-char remark

   Show marketing remark (1240 chars)

   *Priced under appraised value** This beautiful 3 bedroom, 3.5 bath home offers both comfort and functionality with thoughtful updates throughout. The updated kitchen features an eat-in breakfast area and flows seamlessly into a separate formal dining room, perfect for hosting family and friends. The living room showcases a cozy fireplace and hardwood floors. Most of the home has been freshly painted, giving it a clean, move-in-ready feel. The spacious primary suite boasts tray ceilings and a well-appointed en suite bath. A split bedroom plan provides privacy, while the bonus room upstairs offers flexible space that could easily serve as a 4th bedroom or a separate owners suite. Plantation shutters accent every window, adding timeless charm. Step outside to enjoy the huge screened-in back porch complete with an outdoor kitchen, overlooking a peaceful backyard. An additional patio provides even more entertaining space. Major updates include a new HVAC system and roof, both replaced in 2025. The home also features a hardwired Ring camera system with doorbell and three motion lights for added peace of mind. Additional storage includes 21x32 RV storage and a 10x12 storage building tucked behind the main storage area.

9. 2021-04-12
   soldstatus $259,000
10. 2021-04-02
    soldstatus $259,000 Sold
11. 2021-04-02
    soldstatus $259,000
12. 2021-02-26
    historical
13. 2021-02-25
    listed $249,000
14. 2021-02-25
    listed $249,000
15. 2018-10-17
    soldstatus $220,000
16. 2018-10-15
    soldstatus $220,000
17. 2018-10-15
    soldstatus $220,000
18. 2018-08-23
    listed $229,900
19. 2018-08-23
    listed $229,000
20. 2017-07-05
    soldstatus $207,000
21. 2017-06-29
    soldstatus $207,000
22. 2017-04-19
    listed $215,000
23. 2005-09-30
    soldstatus $199,900
24. 2005-03-30
    soldstatus $30,000

ⓘ 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: $3,455 · $288/mo
• Projected year-2 tax: $3,455 · $288/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $34,500
• − Mortgage interest: −$20,440
• − Property taxes: −$3,455
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − Depreciation: −$10,615
• Taxable loss: −$7,354
• Est. tax savings @ 24.0%: +$1,765
• After-tax cash flow: $778/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: Jones County
• NCES district ID: 1303150
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $51,630
• Composite: 28.84/100
• National rank: #6649
• State rank: #72 of 174 in GA

Livability — Macon-Bibb County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 143,186
• Population (ZIP): 13,755

Population outlook (Jones County) Hauer SSP2

• Today (2025): 28,682 people
• By 2030: 28,394 · -1.0%
• By 2040: 27,246 · -5.0%
• By 2050: 25,575 · -10.8%
• By 2075: 21,857 · -23.8%
• By 2100: 17,453 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+38.0) · D 30.8% · R 68.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -25.8pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+33.9 2016: R+34.7 2012: R+28.7 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.92%
• Current HPI: 211.7341
• 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

+1116.3% since first listed

24 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-19 Contingent — MGMLS
• 2026-05-02 Price Changed $364,900 MGMLS
• 2026-05-02 Price Changed $364,900 GAMLS
• 2026-04-13 Price Changed $369,900 MGMLS
• 2026-04-13 Price Changed $369,900 GAMLS
• 2026-02-09 Listed $379,900 MGMLS
• 2026-02-08 Listed $379,900 GAMLS
• 2021-04-12 Sold (Public Records) $259,000 Public Records
• 2021-04-02 Sold (MLS) $259,000 MGMLS
• 2021-04-02 Sold (MLS) $259,000 GAMLS
• 2021-02-26 Listing Removed — GAMLS
• 2021-02-25 Listed $249,000 MGMLS
• 2021-02-25 Listed $249,000 GAMLS
• 2018-10-17 Sold (Public Records) $220,000 Public Records
• 2018-10-15 Sold (MLS) $220,000 GAMLS
• 2018-10-15 Sold (MLS) $220,000 MGMLS
• 2018-08-23 Listed $229,000 GAMLS
• 2018-08-23 Listed $229,900 MGMLS
• 2017-07-05 Sold (Public Records) $207,000 Public Records
• 2017-06-29 Sold (MLS) $207,000 GAMLS
• 2017-04-19 Listed $215,000 GAMLS
• 2005-09-30 Sold (Public Records) $199,900 Public Records
• 2005-03-30 Sold (Public Records) $30,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,455 · +2.1% YoY. Source: county tax records.