5317 Nisbet Dr · Macon-Bibb County, GA 31206

$139,999

4 bd · 2.0 ba · 1,341 sqft · SingleFamily public records · 68 Days on market

Built 1953 0.39 ac lot $104/sqft · 96% above area

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors or 1st time home buyers! Don't miss this solid, all-brick 4 bedroom, 2 bath home located in a quiet, established neighborhood. This property is perfect for outdoor entertaining, featuring a large, private backyard with a wood privacy fence and plenty of space to enjoy. Inside, you'll find a functional layout with central heating and air, oven/stove combo, all-electric utilities, and an attached carport for added convenience. This is a true turnkey, income-producing property with a tenant already in place paying $1,425/month, with a lease in place through June 30, 2026 and is also professionally managed - making it an ideal addition to any investor's portfolio. Stable income, low-maintenance construction, and strong rental appeal make this one worth a look. Viewing during due diligence only.

Key facts

• 0.39 acre lot
• Built 1953
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $182 ($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 $134k (4.2% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 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.
• Market conditions: Rents rising fast (+5.0%/yr); 209 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).
• At $1,341/mo this rent would consume 54% of the median local household income ($30k/yr) (locally 1335% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 68 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $131,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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: 0.96% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $71,410
• List price: $139,999
• Delta: 96.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2940 Dalton St	0.17mi	4/2.0	1,369 (+2%)	14mo	$140,000	$102	77
2765 Alden St	0.18mi	3/2.0 (-1)	1,392 (+4%)	6mo	$38,000	$27	76
2885 Virginia Dr	0.09mi	4/2.0	1,517 (+13%)	3mo	$72,000	$47	72
2715 Barrett Ave	0.35mi	3/2.0 (-1)	1,322 (-1%)	8mo	$6,200	$5	70
2971 Springmeadow Dr	0.25mi	4/2.0	1,204 (-10%)	8mo	$153,900	$128	65
2818 Virginia Dr	0.14mi	3/2.0 (-1)	1,442 (+8%)	14mo	$147,000	$102	64
2745 Village Green Ln	0.71mi	4/2.0	1,350 (+1%)	8mo	$35,000	$26	60
2489 Locksley Dr	0.71mi	3/2.0 (-1)	1,381 (+3%)	4mo	$169,900	$123	53
2940 Springmeadow Dr	0.30mi	3/2.0 (-1)	1,504 (+12%)	10mo	$150,000	$100	52
2545 Greenwood Ter	0.57mi	3/2.0 (-1)	1,212 (-10%)	3mo	$125,000	$103	50
5810 Bloomfield Rd	0.74mi	3/2.0 (-1)	1,329 (-1%)	12mo	$100,000	$75	50
5780 Edwina Dr	0.58mi	3/1.0 (-1)	1,200 (-10%)	6mo	$125,000	$104	41

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 · 5.03% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,351
• Equity at exit: $20,874

10-year hold

• IRR: 6.1%
• Equity multiple: 1.50×
• Total profit: $19,445
• Equity at exit: $12,105

Cash invested: $39,200 (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 31206

• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$734
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $182

Break-even live

Break-even rent $1,111

Max offer price $139,999

Occupancy floor 81%

Sensitivity live

Price	-10% $261	-5% $221	+0% $182	+5% $142	+10% $102
Rent	-10% $76	-5% $129	+0% $182	+5% $235	+10% $288
Rate	-1.0pp $252	-0.5pp $217	base $182	+0.5pp $145	+1.0pp $109

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2961 Deeb Dr Macon, GA	3.0	1.0	1000	$1,000	$1.00	45d	1	0.36mi
5487 Bloomfield Rd Macon, GA	3.0	2.0	1050	$1,200	$1.14	22d	1	0.42mi
5708 Edwina Dr Macon, GA	3.0	1.0	925	$1,275	$1.38	45d	1	0.43mi
2916 Walmar Dr Macon, GA	3.0	2.0	1300	$1,275	$0.98	45d	1	0.49mi
5771 Satterfield Dr Macon, GA	3.0	1.0	888	$1,250	$1.41	45d	1	0.63mi
2665 Chatsworth Ct Macon, GA	3.0	1.5	1056	$1,175	$1.11	45d	1	0.68mi
2621 Village Green Ln Macon, GA	5.0	2.0	1284	$1,750	$1.36	45d	1	0.78mi
4386 Thrasher Cir Macon, GA	3.0	2.0	1120	$1,400	$1.25	45d	1	0.84mi
2477 Thrasher Ave Macon, GA	3.0	1.0	960	$825	$0.86	14d	1	0.91mi
5962 Bloomfield Rd Macon, GA	4.0	1.5	1159	$1,300	$1.12	14d	1	0.94mi
2427 Vivian Dr Macon, GA	4.0	1.0	1056	$1,150	$1.09	45d	1	0.97mi
2418 Adger Rd Macon, GA	4.0	1.0	1365	$1,500	$1.10	45d	1	1.01mi
4471 Elkan Ave Macon, GA	4.0	2.0	1128	$1,495	$1.33	45d	1	1.03mi
2423 Thrasher Ave Macon, GA	3.0	1.0	1056	$725	$0.69	45d	1	1.03mi
4278 Vinson Ave Macon, GA	4.0	2.0	1104	$1,550	$1.40	22d	1	1.08mi
4300 Essex Rd Macon, GA	4.0	1.5	1246	$1,450	$1.16	22d	1	1.16mi
1000 Crystal Lake Cir Macon, GA	3.0	2.0	1312	$1,063	$0.81	45d	1	1.18mi
4685 Pinedale Dr Macon, GA	3.0	1.5	1404	$1,450	$1.03	14d	1	1.18mi
4455 Fairfax Dr Macon, GA	3.0	2.0	1352	$1,225	$0.91	45d	1	1.26mi

Listing history 26 events

1. 2026-06-21
   days on market $139,999 Active 68 DOM
2. 2026-06-19
   days on market $139,999 Active 66 DOM
3. 2026-06-18
   days on market $139,999 Active 65 DOM
4. 2026-06-17
   days on market $139,999 Active 64 DOM
5. 2026-06-16
   days on market $139,999 Active 63 DOM
6. 2026-06-15
   days on market $139,999 Active 62 DOM
7. 2026-06-14
   days on market $139,999 Active 60 DOM
8. 2026-06-13
   days on market $139,999 Active 59 DOM
9. 2026-06-10
   days on market $139,999 Active 57 DOM
10. 2026-06-09
    days on market $139,999 Active 56 DOM
11. 2026-06-09
    days on market $139,999 Active 55 DOM
12. 2026-06-07
    days on market $139,999 Active 54 DOM
13. 2026-06-03
    days on market $139,999 Active 50 DOM
14. 2026-06-02
    days on market $139,999 Active 49 DOM
15. 2026-06-01
    days on market $139,999 Active 48 DOM
16. 2026-05-31
    days on market $139,999 Active 47 DOM
17. 2026-05-30
    days on market $139,999 Active 46 DOM
18. 2026-05-06
    price $139,999 824-char remark

    Show marketing remark (824 chars)

    Calling all investors or 1st time home buyers! Don't miss this solid, all-brick 4 bedroom, 2 bath home located in a quiet, established neighborhood. This property is perfect for outdoor entertaining, featuring a large, private backyard with a wood privacy fence and plenty of space to enjoy. Inside, you'll find a functional layout with central heating and air, oven/stove combo, all-electric utilities, and an attached carport for added convenience. This is a true turnkey, income-producing property with a tenant already in place paying $1,425/month, with a lease in place through June 30, 2026 and is also professionally managed - making it an ideal addition to any investor's portfolio. Stable income, low-maintenance construction, and strong rental appeal make this one worth a look. Viewing during due diligence only.

19. 2026-04-14
    listed $147,500 New 824-char remark

    Show marketing remark (824 chars)

    Calling all investors or 1st time home buyers! Don't miss this solid, all-brick 4 bedroom, 2 bath home located in a quiet, established neighborhood. This property is perfect for outdoor entertaining, featuring a large, private backyard with a wood privacy fence and plenty of space to enjoy. Inside, you'll find a functional layout with central heating and air, oven/stove combo, all-electric utilities, and an attached carport for added convenience. This is a true turnkey, income-producing property with a tenant already in place paying $1,425/month, with a lease in place through June 30, 2026 and is also professionally managed - making it an ideal addition to any investor's portfolio. Stable income, low-maintenance construction, and strong rental appeal make this one worth a look. Viewing during due diligence only.

20. 2024-05-17
    soldstatus $117,000
21. 2024-05-16
    soldstatus $117,000 Closed 303-char remark

    Show marketing remark (303 chars)

    Calling 1st time home buyers! Come and nestle in this affordable 4 bed/ 2 bath home. This property has much to offer any family! You will love the large backyard with wood fence for added privacy! This home could also be a prime investment for any investors out there looking for a turnkey residence.

22. 2024-05-16
    soldstatus $117,000

    Show marketing remark (303 chars)

    Calling 1st time home buyers! Come and nestle in this affordable 4 bed/ 2 bath home. This property has much to offer any family! You will love the large backyard with wood fence for added privacy! This home could also be a prime investment for any investors out there looking for a turnkey residence.

23. 2024-04-16
    historical Active Under Contract 303-char remark

    Show marketing remark (303 chars)

    Calling 1st time home buyers! Come and nestle in this affordable 4 bed/ 2 bath home. This property has much to offer any family! You will love the large backyard with wood fence for added privacy! This home could also be a prime investment for any investors out there looking for a turnkey residence.

24. 2024-04-12
    listed $120,000 Active 303-char remark

    Show marketing remark (303 chars)

    Calling 1st time home buyers! Come and nestle in this affordable 4 bed/ 2 bath home. This property has much to offer any family! You will love the large backyard with wood fence for added privacy! This home could also be a prime investment for any investors out there looking for a turnkey residence.

25. 2022-02-03
    price $1,000
26. 2000-12-15
    soldstatus $69,000

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$264/yr (+$22/mo · 25.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,095
• − Mortgage interest: −$7,842
• − Property taxes: −$1,024
• − Insurance: −$700
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$4,073
• Taxable loss: −$119
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,209/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): 24,310
• Household income: $30,042
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1335.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 12% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -80.17%
• Current HPI: 148.6765
• Rent YoY: ▲ 5.03%
• 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

+102.9% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $139,999 GAMLS
• 2026-04-14 Listed $147,500 GAMLS
• 2024-05-17 Sold (Public Records) $117,000 Public Records
• 2024-05-16 Sold (Public Records) $117,000 Public Records
• 2024-05-16 Sold (MLS) $117,000 MGMLS
• 2024-04-16 Contingent — MGMLS
• 2024-04-12 Listed $120,000 MGMLS
• 2022-02-03 Price Changed $1,000 RENT.
• 2000-12-15 Sold (Public Records) $69,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,024 · +61.2% YoY. Source: county tax records.