1300 Lancelot Ln · Macon-Bibb County, GA 31220

$120,000

3 bd · 2.5 ba · 1,902 sqft · SingleFamily public records · 16 Days on market

Built 1977 0.33 ac lot $63/sqft · 38% below area Est $193k · 38% under $64/mo HOA · 4% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming tri-level 3 bedroom 2.5 bath home. Located in the Lake Wildwood Subdivision, convenient to shopping and restaurants! Large family room, formal dining room, TWO decks, and TWO garages! You must see this home before its gone! Call list agent to show!

Key facts

• Spacious rear patio
• 0.33 acre lot
• Garage

Tags

• PRIVATE CUL-DE-SAC LOT
• SPACIOUS REAR PATIO
• DEDICATED DINING AREA
• CONVENIENT LAUNDRY SPACE
• LOWER-LEVEL LIVING ROOM
• GATED ENTRANCE WITH SECURITY

Property features AI

Finance

• Other: Community amenities: clubhouse, golf, lake, playground, pool, tennis courts
• HOA & community: Has association; Association fee includes security, swimming, and other amenities

Exterior

• Parking: Attached and detached garage; Garage with door opener; 2 total parking spaces; Additional outbuilding and second garage
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available; Propane available; High speed internet available; Cable available
• Home design: Single family residence; House; Resale property; Subdivision: Lake Wildwood; Gated community
• Construction: Built in 1977; Brick and wood siding construction; Slab foundation
• Exterior features: Composition roof; Double pane windows; Lake access (Wildwood Lake); Cul-de-sac lot

Interior

• Other: Basement finished area; One basement fireplace
• Kitchen: Dishwasher; Disposal; Stainless steel appliances; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Multi/split levels; Family room and foyer; Living area reported by owner
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 B — 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: Heritage Elementary School (math 14% / reading 24%, grade F, #917 of 1,228 statewide, top 75%, 564 students, 100% FRL); Weaver Middle School (math 5% / reading 12%, grade F, #439 of 470 statewide, top 94%, 909 students, 100% FRL); Westside High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 1,025 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 falling (-4.0%/yr); 128 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $830 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 5.5

CMA / ARV

• ARV (median comp): $193,077
• List price: $120,000
• Delta: -37.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1315 Excalibur Dr	0.17mi	3/2.0	2,041 (+7%)	0mo	$230,000	$113	78
1179 Waluhiyi Trl	0.53mi	4/2.5 (+1)	1,950 (+2%)	1mo	$240,000	$123	66
2186 Natsihi Trl	0.40mi	3/2.0	1,772 (-7%)	11mo	$189,900	$107	59
217 Amalie Dr	0.52mi	4/3.0 (+1)	1,939 (+2%)	9mo	$180,000	$93	58
1337 Nimue Ln	0.24mi	4/2.5 (+1)	1,643 (-14%)	9mo	$190,000	$116	54
1487 Queen Anns Ln	0.64mi	3/2.0	1,733 (-9%)	2mo	$225,000	$130	52
1698 Greentree Pkwy	0.39mi	3/2.0	1,621 (-15%)	4mo	$179,900	$111	52
1337 Nimue Ln	0.24mi	4/3.0 (+1)	1,643 (-14%)	9mo	$190,000	$116	52
1751 Bridle Ln	0.36mi	3/2.0	1,627 (-14%)	8mo	$198,000	$122	51
330 Greentree Pkwy	0.72mi	3/2.0	2,148 (+13%)	5mo	$320,000	$149	39
104 Fordham Ct	0.73mi	3/2.0	1,720 (-10%)	11mo	$250,000	$145	39
592 Lacebark Dr	0.69mi	3/2.0	1,625 (-15%)	9mo	$225,000	$138	34

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: 8.4%
• Equity multiple: 1.32×
• Total profit: $10,708
• Equity at exit: $17,892

10-year hold

• IRR: 14.9%
• Equity multiple: 2.03×
• Total profit: $34,654
• Equity at exit: $10,375

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 31220

• Home prices YoY: -19.7%
• Rents YoY: -4.0%
• Active inventory: 128
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$629
• Tax from tax record: −$128 /mo · $1,542/yr
• Insurance: −$50
• HOA: −$64
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $556

Break-even live

Break-even rent $1,104

Max offer price $120,000

Occupancy floor 64%

Sensitivity live

Price	-10% $624	-5% $590	+0% $556	+5% $522	+10% $488
Rent	-10% $413	-5% $484	+0% $556	+5% $627	+10% $698
Rate	-1.0pp $616	-0.5pp $586	base $556	+0.5pp $525	+1.0pp $493

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
989 Will Scarlet Way Macon, GA	3.0	3.0	2016	$2,200	$1.09	14d	1	0.51mi
861 S Plantation Pkwy Macon, GA	3.0	2.0	1232	$1,500	$1.22	22d	1	0.92mi
839 N Confederate Dr Macon, GA	3.0	2.0	2187	$1,700	$0.78	22d	1	0.98mi
6229 Thomaston Rd Macon, GA	1.0–3.0	1.0–2.0	1166	$1,550	$1.33	14d	11	1.15mi
403 Bohannon Dr Macon, GA	4.0	2.0	1773	$1,895	$1.07	14d	1	1.46mi
6435 Zebulon Rd Macon, GA	1.0–3.0	1.0–2.0	1093	$1,475	$1.35	14d	29	1.47mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 15 events

1. 2026-06-21
   status $120,000 Under Contract 16 DOM
2. 2026-06-19
   days on market $120,000 Active 16 DOM
3. 2026-06-18
   days on market $120,000 Active 15 DOM
4. 2026-06-17
   days on market $120,000 Active 14 DOM
5. 2026-06-16
   days on market $120,000 Active 13 DOM
6. 2026-06-15
   days on market $120,000 Active 12 DOM
7. 2026-06-14
   statusdays on market $120,000 Active 10 DOM
8. 2026-06-13
   statusdays on market $120,000 Back On Market 9 DOM
9. 2026-05-14
   status Under Contract 1214-char remark
10. 2026-05-07
    listed $120,000 New 1214-char remark
11. 2019-01-22
    soldstatus $95,000
12. 2019-01-18
    soldstatus $95,000 257-char remark

    Show marketing remark (257 chars)

    Charming tri-level 3 bedroom 2.5 bath home. Located in the Lake Wildwood Subdivision, convenient to shopping and restaurants! Large family room, formal dining room, TWO decks, and TWO garages! You must see this home before its gone! Call list agent to show!

13. 2019-01-18
    soldstatus $95,000

    Show marketing remark (257 chars)

    Charming tri-level 3 bedroom 2.5 bath home. Located in the Lake Wildwood Subdivision, convenient to shopping and restaurants! Large family room, formal dining room, TWO decks, and TWO garages! You must see this home before its gone! Call list agent to show!

14. 2018-08-23
    listed $105,000 257-char remark

    Show marketing remark (257 chars)

    Charming tri-level 3 bedroom 2.5 bath home. Located in the Lake Wildwood Subdivision, convenient to shopping and restaurants! Large family room, formal dining room, TWO decks, and TWO garages! You must see this home before its gone! Call list agent to show!

15. 2018-08-23
    listed $105,000

    Show marketing remark (257 chars)

    Charming tri-level 3 bedroom 2.5 bath home. Located in the Lake Wildwood Subdivision, convenient to shopping and restaurants! Large family room, formal dining room, TWO decks, and TWO garages! You must see this home before its gone! Call list agent to show!

ⓘ 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: $1,542 · $128/mo
• Projected year-2 tax: $1,542 · $128/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,684
• − Mortgage interest: −$6,722
• − Property taxes: −$1,542
• − Insurance: −$600
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$768
• − Depreciation: −$3,491
• Taxable income: $5,092
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $5,447/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): 16,494
• Household income: $88,434
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 453.0

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 0.60)
• Race & ethnicity: White 46% Black 43% Asian 5% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · South Korea, Canada
• Languages at home: 94% English-only · Other Indo-European 2% 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: ▼ -48.61%
• Current HPI: 198.3399
• Rent YoY: ▼ -4.04%
• 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

+14.3% since first listed

8 events — show timeline

• 2026-06-10 Relisted — GAMLS
• 2026-05-14 Pending — GAMLS
• 2026-05-07 Listed $120,000 GAMLS
• 2019-01-22 Sold (Public Records) $95,000 Public Records
• 2019-01-18 Sold (MLS) $95,000 GAMLS
• 2019-01-18 Sold (MLS) $95,000 MGMLS
• 2018-08-23 Listed $105,000 GAMLS
• 2018-08-23 Listed $105,000 MGMLS

Property tax history

+16.6%/yr

Latest (2025): $1,542 · -1.3% YoY. Source: county tax records.