3279 Kings Park Cir · Macon-Bibb County, GA 31217

$150,000

3 bd · 2.0 ba · 1,159 sqft · Other · 90 Days on market

Built 2025 8,276 sqft lot $129/sqft · 206% 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 +13.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Home is offered for sale and rent. Stunning new construction 2-story home designed with both comfort and style in mind. This thoughtfully crafted home offers LVP flooring, recessed lighting, and granite countertops in the modern kitchen. The open-concept living area creates an inviting space, perfect for entertaining and everyday living. The spacious primary bedroom is conveniently located on the main level, featuring a luxurious tile surround bathtub. Upstairs, you'll find two sizable bedrooms, including one with a private en-suite bathroom complete with a tile surround walk-in shower. This home combines affordable, efficient, and low-maintenance living with meticulous attention to detail inside and out. As an added bonus, the seller is offering a credit to be used towards closing costs. Don't miss this incredible opportunity to own a brand-new home at a price that won't break the bank! *Photos are of similar home*

Key facts

• 8,276 sq ft lot
• Built 2025
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-2 ($-18/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.7% below list).
• Recommended offer: $131k (12.7% 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.
• 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: Bernd Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 415 students, 100% FRL); Appling Middle School (math 7% / reading 14%, grade F, #429 of 470 statewide, top 91%, 648 students, 100% FRL); Northeast High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 742 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 rising fast (+10.8%/yr); 123 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (4.3% local appreciation)).
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11011% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $131,023 (12.7% 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 90 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $49,063
• List price: $150,000
• Delta: 205.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.31% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.85×
• Total profit: $35,593
• Equity at exit: $78,805

10-year hold

• IRR: 16.8%
• Equity multiple: 4.03×
• Total profit: $127,344
• Equity at exit: $131,137

Cash invested: $42,000 (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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 123
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-2

Break-even live

Break-even rent $1,312

Max offer price $149,778

Occupancy floor 95%

Sensitivity live

Price	-10% $102	-5% $50	+0% $-2	+5% $-53	+10% $-105
Rent	-10% $-105	-5% $-53	+0% $-2	+5% $50	+10% $102
Rate	-1.0pp $74	-0.5pp $37	base $-2	+0.5pp $-40	+1.0pp $-80

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	15d	1	0.10mi
3938 Kings Park Cir Macon, GA	4.0	1.5	1200	$1,400	$1.17	15d	1	0.11mi
3722 Piedmont Dr Macon, GA	3.0	1.0	780	$895	$1.15	15d	1	0.12mi

Listing history 22 events

1. 2026-06-21
   days on market $150,000 Active 90 DOM
2. 2026-06-19
   days on market $150,000 Active 88 DOM
3. 2026-06-18
   days on market $150,000 Active 87 DOM
4. 2026-06-17
   days on market $150,000 Active 86 DOM
5. 2026-06-16
   days on market $150,000 Active 85 DOM
6. 2026-06-15
   days on market $150,000 Active 84 DOM
7. 2026-06-14
   days on market $150,000 Active 82 DOM
8. 2026-06-13
   days on market $150,000 Active 81 DOM
9. 2026-06-10
   days on market $150,000 Active 79 DOM
10. 2026-06-09
    days on market $150,000 Active 78 DOM
11. 2026-06-09
    days on market $150,000 Active 77 DOM
12. 2026-06-07
    days on market $150,000 Active 76 DOM
13. 2026-06-03
    days on market $150,000 Active 72 DOM
14. 2026-06-02
    days on market $150,000 Active 71 DOM
15. 2026-06-01
    days on market $150,000 Active 70 DOM
16. 2026-05-31
    days on market $150,000 Active 69 DOM
17. 2026-05-30
    days on market $150,000 Active 68 DOM
18. 2026-04-26
    historical $1,350
19. 2026-03-24
    listed $1,350
20. 2026-03-17
    listed $150,000 New 929-char remark

    Show marketing remark (929 chars)

    Home is offered for sale and rent. Stunning new construction 2-story home designed with both comfort and style in mind. This thoughtfully crafted home offers LVP flooring, recessed lighting, and granite countertops in the modern kitchen. The open-concept living area creates an inviting space, perfect for entertaining and everyday living. The spacious primary bedroom is conveniently located on the main level, featuring a luxurious tile surround bathtub. Upstairs, you'll find two sizable bedrooms, including one with a private en-suite bathroom complete with a tile surround walk-in shower. This home combines affordable, efficient, and low-maintenance living with meticulous attention to detail inside and out. As an added bonus, the seller is offering a credit to be used towards closing costs. Don't miss this incredible opportunity to own a brand-new home at a price that won't break the bank! *Photos are of similar home*

21. 2026-02-27
    historical
22. 2025-11-29
    listed $170,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,723
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$4,364
• Taxable loss: −$2,559
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $596/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): 17,732
• Household income: $44,809
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 391.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.31%
• Current HPI: 209.9166
• Rent YoY: ▲ 10.85%
• 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

-99.2% since first listed

5 events — show timeline

• 2026-04-26 Rental Removed $1,350 GAMLS
• 2026-03-24 Listed for Rent $1,350 GAMLS
• 2026-03-17 Listed $150,000 GAMLS
• 2026-02-27 Listing Removed — GAMLS
• 2025-11-29 Listed $170,000 GAMLS

Property tax history

-19.3%/yr

Latest (2023): $51 · -38.3% YoY. Source: county tax records.