3835 Kings Park Cir · Macon-Bibb County, GA 31217

$120,000

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 253 Days on market

Built 1970 7,405 sqft lot $114/sqft · 143% above area

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Fabulous turnkey three bedroom, 2 bath home located in established subdivision in North Macon, GA. This property is perfect for a first investor or a seasoned investor looking to expand their portfolio. NEW EVERYTHING!!! New HVAC, roof, siding, windows, fixtures, cabinets. .. . the list continues and even includes an established tenant!!!! This home's location is lovely, as well, located directly across from a neighborhood playground/park. Seller is willing to do package deal with other properties he has for sale (3348 Kings Park Cir, 506 Willingham Ct, 508 Willingham Ct)

Key facts

• New siding
• New hvac
• New cabinets

Tags

• NEW HVAC
• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW FIXTURES
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• Market conditions: Rents rising fast (+10.8%/yr); 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $6k of equity ($830 loan paydown + $5k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 253 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $120k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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. 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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $49,439
• List price: $120,000
• Delta: 142.72%
• 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
3425 Majestic Ct	0.10mi	3/1.0	1,056 (0%)	3mo	$42,500	$40	91
3388 Majestic Ln	0.14mi	3/1.5	1,056 (0%)	8mo	$60,000	$57	87
3499 Majestic Ct	0.09mi	3/1.0	1,040 (-2%)	12mo	$22,000	$21	81
3341 Masseyville Rd	0.09mi	3/1.0	996 (-6%)	5mo	$99,000	$99	80
3497 Lancing Ct	0.12mi	3/1.0	1,000 (-5%)	10mo	$23,000	$23	75
3928 Kings Park Cir	0.12mi	2/1.5 (-1)	1,056 (0%)	18mo	$50,000	$47	74
3362 Kings Park	0.28mi	3/1.0	1,050 (-1%)	17mo	$27,000	$26	70
3724 Hitchcock Rd Rd	0.41mi	2/1.0 (-1)	988 (-6%)	5mo	$21,500	$22	58
3410 Lancing Ct	0.21mi	3/1.5	1,210 (+15%)	11mo	$133,000	$110	56
3704 Greenway Pl	0.37mi	3/2.0	1,208 (+14%)	4mo	$64,900	$54	54
3477 Jeffersonville Rd	0.55mi	2/1.0 (-1)	1,100 (+4%)	23mo	$40,000	$36	41
3355 Finneydale Ct S	0.74mi	2/1.0 (-1)	1,025 (-3%)	23mo	$50,000	$49	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.49×
• Total profit: $50,125
• Equity at exit: $63,044

10-year hold

• IRR: 25.9%
• Equity multiple: 5.56×
• Total profit: $153,196
• Equity at exit: $104,910

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 31217

• Home prices YoY: 2.1%
• Rents YoY: 10.8%
• Active inventory: 122
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $317

Break-even live

Break-even rent $923

Max offer price $120,000

Occupancy floor 71%

Sensitivity live

Price	-10% $385	-5% $351	+0% $317	+5% $283	+10% $249
Rent	-10% $212	-5% $264	+0% $317	+5% $369	+10% $421
Rate	-1.0pp $377	-0.5pp $347	base $317	+0.5pp $286	+1.0pp $254

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3938 Kings Park Cir Macon, GA	4.0	1.5	1200	$1,400	$1.17	14d	1	0.15mi
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	14d	1	0.19mi
3722 Piedmont Dr Macon, GA	3.0	1.0	780	$895	$1.15	14d	1	0.35mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	45d	1	1.39mi

Listing history 27 events

1. 2026-06-19
   days on market $120,000 Active 253 DOM
2. 2026-06-18
   days on market $120,000 Active 252 DOM
3. 2026-06-17
   days on market $120,000 Active 251 DOM
4. 2026-06-16
   days on market $120,000 Active 250 DOM
5. 2026-06-15
   days on market $120,000 Active 249 DOM
6. 2026-06-14
   days on market $120,000 Active 247 DOM
7. 2026-06-13
   days on market $120,000 Active 246 DOM
8. 2026-06-10
   days on market $120,000 Active 244 DOM
9. 2026-06-09
   days on market $120,000 Active 243 DOM
10. 2026-06-09
    days on market $120,000 Active 242 DOM
11. 2026-06-07
    days on market $120,000 Active 241 DOM
12. 2026-06-03
    days on market $120,000 Active 237 DOM
13. 2026-06-02
    days on market $120,000 Active 236 DOM
14. 2026-06-01
    days on market $120,000 Active 235 DOM
15. 2026-05-31
    days on market $120,000 Active 234 DOM
16. 2026-05-30
    days on market $120,000 Active 233 DOM
17. 2026-05-11
    price $120,000 582-char remark

    Show marketing remark (582 chars)

    Fabulous turnkey three bedroom, 2 bath home located in established subdivision in North Macon, GA. This property is perfect for a first investor or a seasoned investor looking to expand their portfolio. NEW EVERYTHING!!! New HVAC, roof, siding, windows, fixtures, cabinets. .. . the list continues and even includes an established tenant!!!! This home's location is lovely, as well, located directly across from a neighborhood playground/park. Seller is willing to do package deal with other properties he has for sale (3348 Kings Park Cir, 506 Willingham Ct, 508 Willingham Ct)

18. 2026-04-13
    status Active 582-char remark

    Show marketing remark (582 chars)

    Fabulous turnkey three bedroom, 2 bath home located in established subdivision in North Macon, GA. This property is perfect for a first investor or a seasoned investor looking to expand their portfolio. NEW EVERYTHING!!! New HVAC, roof, siding, windows, fixtures, cabinets. .. . the list continues and even includes an established tenant!!!! This home's location is lovely, as well, located directly across from a neighborhood playground/park. Seller is willing to do package deal with other properties he has for sale (3348 Kings Park Cir, 506 Willingham Ct, 508 Willingham Ct)

19. 2026-04-01
    historical 582-char remark

    Show marketing remark (582 chars)

    Fabulous turnkey three bedroom, 2 bath home located in established subdivision in North Macon, GA. This property is perfect for a first investor or a seasoned investor looking to expand their portfolio. NEW EVERYTHING!!! New HVAC, roof, siding, windows, fixtures, cabinets. .. . the list continues and even includes an established tenant!!!! This home's location is lovely, as well, located directly across from a neighborhood playground/park. Seller is willing to do package deal with other properties he has for sale (3348 Kings Park Cir, 506 Willingham Ct, 508 Willingham Ct)

20. 2025-09-28
    listed $135,000 Active 582-char remark

    Show marketing remark (582 chars)

    Fabulous turnkey three bedroom, 2 bath home located in established subdivision in North Macon, GA. This property is perfect for a first investor or a seasoned investor looking to expand their portfolio. NEW EVERYTHING!!! New HVAC, roof, siding, windows, fixtures, cabinets. .. . the list continues and even includes an established tenant!!!! This home's location is lovely, as well, located directly across from a neighborhood playground/park. Seller is willing to do package deal with other properties he has for sale (3348 Kings Park Cir, 506 Willingham Ct, 508 Willingham Ct)

21. 2024-11-01
    price $135,000
22. 2021-07-02
    soldstatus $32,000
23. 2021-05-25
    listed $35,200
24. 2003-08-19
    soldstatus $60,000
25. 2003-06-10
    soldstatus $17,000
26. 2003-01-07
    soldstatus $18,185
27. 1998-07-20
    soldstatus $36,000

ⓘ 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: $594 · $50/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$510/yr (+$42/mo · 85.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $15,882
• − Mortgage interest: −$6,722
• − Property taxes: −$594
• − Insurance: −$600
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,491
• Taxable income: $1,934
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,337/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

+233.3% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $120,000 MGMLS
• 2026-04-13 Relisted — MGMLS
• 2026-04-01 Delisted — MGMLS
• 2025-09-28 Listed $135,000 MGMLS
• 2024-11-01 Price Changed $135,000 MGMLS
• 2021-07-02 Sold (MLS) $32,000 MGMLS
• 2021-05-25 Listed $35,200 MGMLS
• 2003-08-19 Sold (Public Records) $60,000 Public Records
• 2003-06-10 Sold (Public Records) $17,000 Public Records
• 2003-01-07 Sold (Public Records) $18,185 Public Records
• 1998-07-20 Sold (Public Records) $36,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $594 · -1.3% YoY. Source: county tax records.