328 Pheasant Run Trl · Macon-Bibb County, GA 31216

$255,000

5 bd · 3.0 ba · 2,706 sqft · SingleFamily public records · 50 Days on market

Built 2014 0.36 ac lot $94/sqft · at area comps Est $268k · at est. $25/mo HOA · 1% of rent

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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 +12.9/30.0
• ARV discount +9.7/15.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction with designer finishes. Kitchen with breakfast area, granite counter tops, custom cabinets and stainless steel appliances. Master bedroom suite has tray ceilings, his and her walk in closets and vanities. 5th bedroom upstairs could also be used as a bonus room.

Key facts

• 0.36 acre lot
• Garage
• Built 2014

Property features AI

Finance

• Other: Property located in Quail Ridge subdivision, Macon, GA
• HOA & community: Homeowners association present with $300 periodic fee (fee does not include additional services)

Exterior

• Parking: Garage with space for 2 vehicles
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence (house); Two levels; Resale property
• Construction: Built in 2014; Brick and vinyl siding exterior; Roof described as other
• Exterior features: Level lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 5 bedrooms total, including 1 bedroom on the lower level
• Flooring: Laminate flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Living room fireplace (1)
• Laundry & utility: Laundry: other (details not specified)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-17 ($-200/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (15.1% below list).
• Recommended offer: $216k (15.1% 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: Heard Elementary School (math 25% / reading 33%, grade F, #663 of 1,228 statewide, top 54%, 541 students, 100% FRL); Rutland Middle School (math 12% / reading 28%, grade F, #349 of 470 statewide, top 75%, 812 students, 100% FRL); Rutland High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 907 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 soft (-2.3%/yr); 195 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $8k 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 50 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $173k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,492 (15.1% 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 50 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (median comp): $268,106
• List price: $255,000
• Delta: -4.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Resting Fawn Pl	0.09mi	4/2.5 (-1)	2,376 (-12%)	13mo	$269,990	$114	58
407 Resting Fawn Pl	0.10mi	4/2.5 (-1)	2,376 (-12%)	14mo	$264,990	$112	56
110 Quail Ridge Dr	0.14mi	4/2.5 (-1)	2,376 (-12%)	13mo	$259,990	$109	55
3631 Clay Cir	0.66mi	4/3.5 (-1)	2,800 (+4%)	3mo	$320,000	$114	54
404 Hardwick Dr	0.52mi	4/2.0 (-1)	2,484 (-8%)	1mo	$392,500	$158	52
510 Park Brooke Trce	0.12mi	4/2.5 (-1)	2,376 (-12%)	19mo	$269,990	$114	51
509 Park Brooke Trce	0.16mi	4/2.5 (-1)	2,376 (-12%)	18mo	$268,990	$113	51
120 Windmill Plantation Rd	0.45mi	4/3.0 (-1)	2,474 (-9%)	13mo	$305,000	$123	49
107 Quail Ridge Dr	0.17mi	4/2.5 (-1)	2,376 (-12%)	21mo	$253,000	$106	47
117 Quail Ridge Dr	0.19mi	4/2.5 (-1)	2,376 (-12%)	20mo	$274,490	$116	47
612 Leisure Pointe Rd	0.20mi	4/2.5 (-1)	2,376 (-12%)	22mo	$274,888	$116	45
4104 Sardis Church Rd	0.67mi	4/3.5 (-1)	2,436 (-10%)	22mo	$375,000	$154	27

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: -20.1%
• Equity multiple: 0.32×
• Total profit: $-48,714
• Equity at exit: $38,021

10-year hold

• IRR: -21.3%
• Equity multiple: 0.04×
• Total profit: $-68,258
• Equity at exit: $22,048

Cash invested: $71,400 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,165 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$258 /mo · $3,101/yr
• Insurance: −$106
• HOA: −$25
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-17

Break-even live

Break-even rent $2,186

Max offer price $252,062

Occupancy floor 96%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6670 Fran Dr Macon, GA	4.0	3.0	2024	$2,181	$1.08	13d	1	1.11mi
187 Goodall Woods Dr Macon, GA	5.0	3.0	1958	$2,400	$1.23	44d	1	1.14mi
163 Goodall Woods Dr Macon, GA	4.0	2.5	2540	$1,950	$0.77	21d	1	1.21mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 25 events

1. 2026-06-19
   days on market $255,000 Active 50 DOM
2. 2026-06-18
   days on market $255,000 Active 49 DOM
3. 2026-06-17
   days on market $255,000 Active 48 DOM
4. 2026-06-16
   days on market $255,000 Active 47 DOM
5. 2026-06-15
   statusdays on market $255,000 Active 46 DOM
6. 2026-06-14
   days on market $255,000 Back On Market 44 DOM
7. 2026-06-13
   statusdays on market $255,000 Back On Market 43 DOM
8. 2026-06-09
   statusdays on market $255,000 Under Contract 42 DOM
9. 2026-06-07
   days on market $255,000 Active 41 DOM
10. 2026-06-03
    days on market $255,000 Active 37 DOM
11. 2026-06-02
    days on market $255,000 Active 36 DOM
12. 2026-06-01
    statusdays on market $255,000 Active 35 DOM
13. 2026-05-31
    days on market $255,000 Price Change 34 DOM
14. 2026-05-30
    days on market $255,000 Price Change 33 DOM
15. 2026-05-13
    price $272,000 458-char remark
16. 2026-05-06
    price $277,000 458-char remark
17. 2026-04-27
    listed $280,000 New 458-char remark
18. 2014-10-23
    soldstatus $173,000 278-char remark

    Show marketing remark (278 chars)

    New construction with designer finishes. Kitchen with breakfast area, granite counter tops, custom cabinets and stainless steel appliances. Master bedroom suite has tray ceilings, his and her walk in closets and vanities. 5th bedroom upstairs could also be used as a bonus room.

19. 2014-10-23
    soldstatus $173,000

    Show marketing remark (278 chars)

    New construction with designer finishes. Kitchen with breakfast area, granite counter tops, custom cabinets and stainless steel appliances. Master bedroom suite has tray ceilings, his and her walk in closets and vanities. 5th bedroom upstairs could also be used as a bonus room.

20. 2014-10-23
    soldstatus $173,000

    Show marketing remark (278 chars)

    New construction with designer finishes. Kitchen with breakfast area, granite counter tops, custom cabinets and stainless steel appliances. Master bedroom suite has tray ceilings, his and her walk in closets and vanities. 5th bedroom upstairs could also be used as a bonus room.

21. 2014-10-14
    listed $173,000 278-char remark

    Show marketing remark (278 chars)

    New construction with designer finishes. Kitchen with breakfast area, granite counter tops, custom cabinets and stainless steel appliances. Master bedroom suite has tray ceilings, his and her walk in closets and vanities. 5th bedroom upstairs could also be used as a bonus room.

22. 2014-10-14
    listed $173,000

    Show marketing remark (278 chars)

    New construction with designer finishes. Kitchen with breakfast area, granite counter tops, custom cabinets and stainless steel appliances. Master bedroom suite has tray ceilings, his and her walk in closets and vanities. 5th bedroom upstairs could also be used as a bonus room.

23. 2014-10-14
    listed $173,000

    Show marketing remark (278 chars)

    New construction with designer finishes. Kitchen with breakfast area, granite counter tops, custom cabinets and stainless steel appliances. Master bedroom suite has tray ceilings, his and her walk in closets and vanities. 5th bedroom upstairs could also be used as a bonus room.

24. 2014-06-06
    soldstatus $42,040
25. 2011-09-13
    soldstatus $750,000

ⓘ 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: $3,101 · $258/mo
• Projected year-2 tax: $3,101 · $258/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,979
• − Mortgage interest: −$14,284
• − Property taxes: −$3,101
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − HOA: −$300
• − Depreciation: −$7,418
• Taxable loss: −$4,556
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $894/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): 16,328
• 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

-66.0% since first listed

15 events — show timeline

• 2026-06-11 Relisted — GAMLS
• 2026-06-09 Pending — GAMLS
• 2026-05-29 Price Changed $255,000 GAMLS
• 2026-05-20 Price Changed $265,000 GAMLS
• 2026-05-13 Price Changed $272,000 GAMLS
• 2026-05-06 Price Changed $277,000 GAMLS
• 2026-04-27 Listed $280,000 GAMLS
• 2014-10-23 Sold (MLS) $173,000 CGMLS
• 2014-10-23 Sold (MLS) $173,000 MGMLS
• 2014-10-23 Sold (MLS) $173,000 GAMLS
• 2014-10-14 Listed $173,000 CGMLS
• 2014-10-14 Listed $173,000 MGMLS
• 2014-10-14 Listed $173,000 GAMLS
• 2014-06-06 Sold (Public Records) $42,040 Public Records
• 2011-09-13 Sold (Public Records) $750,000 Public Records

Property tax history

+38.4%/yr

Latest (2025): $3,101 · -1.3% YoY. Source: county tax records.