306 Shannon Ct · Macon-Bibb County, GA 31216

$224,888

3 bd · 2.5 ba · 1,566 sqft · SingleFamily · 83 Days on market

Built 2026 Good condition 0.26 ac lot $144/sqft · 13% below area Est $258k · 13% under $50/mo HOA · 3% of rent ↓ 3% since listing

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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).

• ARV discount +13.3/15.0
• Cash flow +10.2/30.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Livability +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in the Kinsale. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher. The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality. With energy-efficient Low-E insulated dual-pane windows and a 1-year limited home warranty, this home offers style and peace of mind.

Key facts

• Stylish cabinetry
• Spacious kitchen
• Dining area

Tags

• OPEN LAYOUT
• SPACIOUS KITCHEN
• GREAT ROOM
• DINING AREA
• CULINARY HAVEN
• STYLISH CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (17.0% below list).
• Recommended offer: $187k (17.0% 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.
• Market conditions: Rents soft (-2.3%/yr); 195 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 31% 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 83 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,687 (17.0% 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 83 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $257,844
• List price: $224,888
• Delta: -12.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3655 Kay Dr	0.19mi	3/2.5	1,783 (+14%)	4mo	$165,000	$93	64
215 Stonefield Cir	0.52mi	3/2.0	1,503 (-4%)	4mo	$300,000	$200	64
6467 Bevin Dr	0.48mi	4/2.5 (+1)	1,635 (+4%)	12mo	$175,000	$107	56
189 Stonefield Cir	0.40mi	3/2.0	1,694 (+8%)	17mo	$260,000	$153	52
3560 Lawrence Dr S	0.68mi	3/2.0	1,637 (+4%)	10mo	$255,000	$156	50
3523 Lawrence Dr S	0.71mi	3/2.0	1,768 (+13%)	17mo	$255,000	$144	29

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: -23.9%
• Equity multiple: 0.20×
• Total profit: $-50,090
• Equity at exit: $33,532

10-year hold

• IRR: -31.0%
• Equity multiple: -0.19×
• Total profit: $-75,128
• Equity at exit: $19,444

Cash invested: $62,969 (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: 195
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,373/yr
• Insurance: −$94
• HOA: −$50
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-129

Break-even live

Break-even rent $2,031

Max offer price $206,175

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-52	+0% $-129	+5% $-207	+10% $-285
Rent	-10% $-277	-5% $-203	+0% $-129	+5% $-56	+10% $18
Rate	-1.0pp $-16	-0.5pp $-72	base $-129	+0.5pp $-188	+1.0pp $-247

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: $56,222
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6670 Fran Dr Macon, GA	4.0	3.0	2024	$2,181	$1.08	14d	1	0.18mi
3478 Bridgewood Dr Macon, GA	3.0	2.5	1915	$2,095	$1.09	44d	1	1.12mi
6422 Gibson Rd Macon, GA	3.0	2.0	1450	$1,495	$1.03	22d	1	1.25mi
6422 Gibson Rd Macon, GA	3.0	2.0	1450	$1,495	$1.03	44d	1	1.25mi
4057 Liberty Estates Dr Macon, GA	3.0	2.0	1747	$1,845	$1.06	22d	1	1.27mi
222 Cody Dr Macon, GA	4.0	3.0	1600	$1,750	$1.09	44d	1	1.28mi
3821 Bobby Ct Macon, GA	3.0	2.0	1760	$1,850	$1.05	44d	1	1.33mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 6 events

1. 2026-04-29
   price $224,888 784-char remark

   Show marketing remark (784 chars)

   Welcome to your dream home in the Kinsale. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher. The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality. With energy-efficient Low-E insulated dual-pane windows and a 1-year limited home warranty, this home offers style and peace of mind.

2. 2026-04-29
   price $224,888 784-char remark

   Show marketing remark (784 chars)

   Welcome to your dream home in the Kinsale. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher. The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality. With energy-efficient Low-E insulated dual-pane windows and a 1-year limited home warranty, this home offers style and peace of mind.

3. 2026-03-24
   price $234,990 784-char remark

   Show marketing remark (784 chars)

   Welcome to your dream home in the Kinsale. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher. The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality. With energy-efficient Low-E insulated dual-pane windows and a 1-year limited home warranty, this home offers style and peace of mind.

4. 2026-03-24
   price $234,990 784-char remark

   Show marketing remark (784 chars)

   Welcome to your dream home in the Kinsale. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher. The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality. With energy-efficient Low-E insulated dual-pane windows and a 1-year limited home warranty, this home offers style and peace of mind.

5. 2026-02-26
   listed $232,990 New 784-char remark

   Show marketing remark (784 chars)

   Welcome to your dream home in the Kinsale. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher. The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality. With energy-efficient Low-E insulated dual-pane windows and a 1-year limited home warranty, this home offers style and peace of mind.

6. 2026-02-26
   listed $232,990 Active 784-char remark

   Show marketing remark (784 chars)

   Welcome to your dream home in the Kinsale. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher. The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality. With energy-efficient Low-E insulated dual-pane windows and a 1-year limited home warranty, this home offers style and peace of mind.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,402
• − Mortgage interest: −$12,597
• − Property taxes: −$3,373
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$600
• − Depreciation: −$6,542
• Taxable loss: −$5,419
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $-251/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab

This elegant 2-story home in the Kinsale neighborhood is in excellent condition with modern design and energy-efficient features. It is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value
• Both New flooring — Updates the look and feel of the home
• Both New kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both New flooring — Updates the look and feel of the home ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.5% since first listed

6 events — show timeline

• 2026-04-29 Price Changed $224,888 GAMLS
• 2026-04-29 Price Changed $224,888 FMLS
• 2026-03-24 Price Changed $234,990 GAMLS
• 2026-03-24 Price Changed $234,990 FMLS
• 2026-02-26 Listed $232,990 FMLS
• 2026-02-26 Listed $232,990 GAMLS