3491 Sandy Cir · Macon-Bibb County, GA 31216

$239,900

3 bd · 2.0 ba · 2,290 sqft · SingleFamily public records · 161 Days on market

Built 1970 0.35 ac lot $105/sqft · at area comps Est $252k · 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 +17.5/30.0
• ARV discount +9.6/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED! Beautiful All-Brick Well-Maintained Home on Corner Lot with a BASEMENT featuring 3-bedroom, 2-bath. Home offers an open-concept design w/ split floor plan & generously sized bedrooms throughout. Kitchen & bathrooms have granite countertops, while wood flooring highlights the GR, DR, hallway & basement steps. Ceramic tile featured in the kitchen, bathrooms & basement for durability & style. Recent updates include fresh interior & exterior paint, new windows, HVAC & water heater are less than 4 years old. Enjoy outdoor living w/ a large fenced backyard, plus an additional fenced area perfect for pets. A storage building provides extra space for tools or equipment. This move-in-ready home offers comfort, functionality & peace of mind!

Key facts

• Open-concept design
• All-brick
• Basement

Tags

• ALL-BRICK
• CORNER LOT
• BASEMENT
• OPEN-CONCEPT DESIGN
• SPLIT FLOOR PLAN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $128 ($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 $210k (12.5% below list).
• Recommended offer: $210k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.5% 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 D — 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: Porter Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 406 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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 soft (-2.3%/yr); 193 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $240k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 75% 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 $209,917 (12.5% below list)

Questions for the listing agent

1. It's been on market 161 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $251,648
• List price: $239,900
• Delta: -4.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3369 Sandy Cir	0.17mi	3/2.0	2,178 (-5%)	2mo	$220,000	$101	82
106 Hudson Way	0.50mi	3/2.5	2,276 (-1%)	3mo	$320,000	$141	71
3516 Bridgewood Dr	0.37mi	4/3.0 (+1)	2,268 (-1%)	9mo	$290,000	$128	64
5731 School Rd	0.36mi	3/2.0	2,066 (-10%)	3mo	$250,000	$121	64
3556 Lawrence Dr S	0.23mi	3/2.0	2,531 (+10%)	10mo	$253,000	$100	63
3636 Bonanza Dr	0.48mi	4/2.0 (+1)	2,163 (-6%)	2mo	$320,000	$148	62
3342 Bridgewood Dr	0.30mi	4/2.0 (+1)	2,111 (-8%)	10mo	$249,900	$118	59
123 Hudson Way	0.62mi	3/2.0	2,151 (-6%)	3mo	$289,000	$134	59
3610 Bonanza Dr	0.44mi	4/2.5 (+1)	2,378 (+4%)	10mo	$279,000	$117	58
113 Matt Dr	0.45mi	3/2.5	2,521 (+10%)	7mo	$315,000	$125	54
121 Ellis Way	0.25mi	4/3.0 (+1)	1,982 (-13%)	12mo	$295,500	$149	47
149 Hudson Way	0.59mi	4/2.5 (+1)	2,086 (-9%)	8mo	$275,000	$132	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.45×
• Total profit: $-36,937
• Equity at exit: $35,770

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-45,653
• Equity at exit: $20,742

Cash invested: $67,172 (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 31216

• Rents YoY: -2.3%
• Active inventory: 193
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$100
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $128

Break-even live

Break-even rent $1,937

Max offer price $239,900

Occupancy floor 89%

Sensitivity live

Price	-10% $264	-5% $196	+0% $128	+5% $60	+10% $-8
Rent	-10% $-38	-5% $45	+0% $128	+5% $211	+10% $294
Rate	-1.0pp $249	-0.5pp $189	base $128	+0.5pp $66	+1.0pp $2

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3478 Bridgewood Dr Macon, GA	3.0	2.5	1915	$2,095	$1.09	45d	1	0.31mi
3821 Bobby Ct Macon, GA	3.0	2.0	1760	$1,850	$1.05	45d	1	0.57mi
329 Eagle Ridge Rd Macon, GA	4.0	3.5	2650	$3,700	$1.40	45d	1	0.95mi
6670 Fran Dr Macon, GA	4.0	3.0	2024	$2,181	$1.08	15d	1	0.96mi
334 Amanda Dr Macon, GA	3.0	2.5	2316	$2,265	$0.98	23d	1	1.41mi

Listing history 12 events

1. 2026-06-03
   status $239,900 Under Contract 161 DOM
2. 2026-06-02
   days on market $239,900 Active 161 DOM
3. 2026-06-01
   days on market $239,900 Active 160 DOM
4. 2026-05-31
   days on market $239,900 Active 159 DOM
5. 2026-05-30
   days on market $239,900 Active 158 DOM
6. 2026-04-26
   price $239,900 805-char remark

   Show marketing remark (789 chars)

   PRICE REDUCED!! Beautiful All-Brick Well-Maintained Home on Corner Lot with a BASEMENT featuring 3-bedroom, 2-bath. Home offers an open-concept design w/ split floor plan & generously sized bedrooms throughout. Kitchen & bathrooms have granite countertops, while wood flooring highlights the GR, DR, hallway & basement steps. Ceramic tile featured in the kitchen, bathrooms & basement for durability & style. Recent updates include fresh interior & exterior paint, new windows, HVAC & water heater are less than 4 years old. Enjoy outdoor living w/ a large fenced backyard, plus an additional fenced area perfect for pets. A storage building provides extra space for tools or equipment. This move-in-ready home offers comfort, functionality & peace of mind!

7. 2026-04-26
   price $239,900 789-char remark

   Show marketing remark (789 chars)

   PRICE REDUCED!! Beautiful All-Brick Well-Maintained Home on Corner Lot with a BASEMENT featuring 3-bedroom, 2-bath. Home offers an open-concept design w/ split floor plan & generously sized bedrooms throughout. Kitchen & bathrooms have granite countertops, while wood flooring highlights the GR, DR, hallway & basement steps. Ceramic tile featured in the kitchen, bathrooms & basement for durability & style. Recent updates include fresh interior & exterior paint, new windows, HVAC & water heater are less than 4 years old. Enjoy outdoor living w/ a large fenced backyard, plus an additional fenced area perfect for pets. A storage building provides extra space for tools or equipment. This move-in-ready home offers comfort, functionality & peace of mind!

8. 2026-03-13
   price $250,000 805-char remark

   Show marketing remark (789 chars)

   PRICE REDUCED!! Beautiful All-Brick Well-Maintained Home on Corner Lot with a BASEMENT featuring 3-bedroom, 2-bath. Home offers an open-concept design w/ split floor plan & generously sized bedrooms throughout. Kitchen & bathrooms have granite countertops, while wood flooring highlights the GR, DR, hallway & basement steps. Ceramic tile featured in the kitchen, bathrooms & basement for durability & style. Recent updates include fresh interior & exterior paint, new windows, HVAC & water heater are less than 4 years old. Enjoy outdoor living w/ a large fenced backyard, plus an additional fenced area perfect for pets. A storage building provides extra space for tools or equipment. This move-in-ready home offers comfort, functionality & peace of mind!

9. 2026-03-13
   price $250,000 789-char remark

   Show marketing remark (789 chars)

   PRICE REDUCED!! Beautiful All-Brick Well-Maintained Home on Corner Lot with a BASEMENT featuring 3-bedroom, 2-bath. Home offers an open-concept design w/ split floor plan & generously sized bedrooms throughout. Kitchen & bathrooms have granite countertops, while wood flooring highlights the GR, DR, hallway & basement steps. Ceramic tile featured in the kitchen, bathrooms & basement for durability & style. Recent updates include fresh interior & exterior paint, new windows, HVAC & water heater are less than 4 years old. Enjoy outdoor living w/ a large fenced backyard, plus an additional fenced area perfect for pets. A storage building provides extra space for tools or equipment. This move-in-ready home offers comfort, functionality & peace of mind!

10. 2025-12-22
    listed $259,900 New 789-char remark

    Show marketing remark (805 chars)

    PRICE REDUCED! Beautiful All-Brick Well-Maintained Home on Corner Lot with a BASEMENT featuring 3-bedroom, 2-bath. Home offers an open-concept design w/ split floor plan & generously sized bedrooms throughout. Kitchen & bathrooms have granite countertops, while wood flooring highlights the GR, DR, hallway & basement steps. Ceramic tile featured in the kitchen, bathrooms & basement for durability & style. Recent updates include fresh interior & exterior paint, new windows, HVAC & water heater are less than 4 years old. Enjoy outdoor living w/ a large fenced backyard, plus an additional fenced area perfect for pets. A storage building provides extra space for tools or equipment. This move-in-ready home offers comfort, functionality & peace of mind!

11. 2025-12-22
    listed $259,900 Active 805-char remark

    Show marketing remark (805 chars)

    PRICE REDUCED! Beautiful All-Brick Well-Maintained Home on Corner Lot with a BASEMENT featuring 3-bedroom, 2-bath. Home offers an open-concept design w/ split floor plan & generously sized bedrooms throughout. Kitchen & bathrooms have granite countertops, while wood flooring highlights the GR, DR, hallway & basement steps. Ceramic tile featured in the kitchen, bathrooms & basement for durability & style. Recent updates include fresh interior & exterior paint, new windows, HVAC & water heater are less than 4 years old. Enjoy outdoor living w/ a large fenced backyard, plus an additional fenced area perfect for pets. A storage building provides extra space for tools or equipment. This move-in-ready home offers comfort, functionality & peace of mind!

12. 2014-05-07
    soldstatus $98,000

ⓘ 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: $1,405 · $117/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$802/yr (+$67/mo · 57.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,190
• − Mortgage interest: −$13,438
• − Property taxes: −$1,405
• − Insurance: −$1,866
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$6,979
• Taxable loss: −$2,528
• Est. tax savings @ 24.0%: +$607
• After-tax cash flow: $2,139/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): 16,328
• Household income: $72,452
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 161.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Korean 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: ▼ -135.37%
• Current HPI: 211.3565
• Rent YoY: ▼ -2.31%
• 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

+144.8% since first listed

7 events — show timeline

• 2026-04-26 Price Changed $239,900 CGMLS
• 2026-04-26 Price Changed $239,900 GAMLS
• 2026-03-13 Price Changed $250,000 CGMLS
• 2026-03-13 Price Changed $250,000 GAMLS
• 2025-12-22 Listed $259,900 CGMLS
• 2025-12-22 Listed $259,900 GAMLS
• 2014-05-07 Sold (Public Records) $98,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $1,405 · -0.9% YoY. Source: county tax records.