3982 Kings Park Cir · Macon-Bibb County, GA 31217

$139,000

4 bd · 2.0 ba · 1,791 sqft · SingleFamily public records · 309 Days on market

Built 1970 6,969 sqft lot $78/sqft · 59% 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +7.2/10.0
• 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

Amazing Renovated 4 Bedroom and 2 Bathroom home with basement and deck. Features include new cabinets, countertops, backsplash, vent hood, lighting, flooring, updated bathrooms, exterior and interior painted, windows and so much more. Call now for your private showing

Key facts

• New lighting
• Renovated home
• New vent hood

Tags

• RENOVATED HOME
• NEW CABINETS
• NEW COUNTERTOPS
• NEW BACKSPLASH
• NEW VENT HOOD
• NEW LIGHTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 21d 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).
• At $1,717/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 391% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($961 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($122k) 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.
• Current owner paid $32k; list at $139k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 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: 1.24% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (median comp): $87,986
• List price: $139,000
• Delta: 57.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3688 Jessica Dr	0.49mi	3/1.0 (-1)	1,751 (-2%)	3mo	$161,000	$92	62
3287 Kings Park Cir	0.09mi	5/2.0 (+1)	1,600 (-11%)	20mo	$37,500	$23	57
3878 Hitchcock Rd	0.32mi	3/2.0 (-1)	1,705 (-5%)	22mo	$90,000	$53	54

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: 28.5%
• Equity multiple: 2.78×
• Total profit: $69,204
• Equity at exit: $73,026

10-year hold

• IRR: 30.2%
• Equity multiple: 6.26×
• Total profit: $204,660
• Equity at exit: $121,521

Cash invested: $38,920 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $527

Break-even live

Break-even rent $1,050

Max offer price $139,000

Occupancy floor 64%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	13d	1	1.33mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	21d	1	1.42mi
202 Topaz Ln Macon, GA	4.0	2.5	1765	$1,899	$1.08	13d	1	1.42mi
3347 Thunderbird Rd Macon, GA	3.0	2.0	1268	$850	$0.67	44d	1	1.47mi

Listing history 20 events

1. 2026-06-19
   days on market $139,000 Active 309 DOM
2. 2026-06-18
   days on market $139,000 Active 308 DOM
3. 2026-06-17
   days on market $139,000 Active 307 DOM
4. 2026-06-16
   days on market $139,000 Active 306 DOM
5. 2026-06-15
   days on market $139,000 Active 305 DOM
6. 2026-06-14
   days on market $139,000 Active 303 DOM
7. 2026-06-13
   days on market $139,000 Active 302 DOM
8. 2026-06-10
   days on market $139,000 Active 300 DOM
9. 2026-06-09
   days on market $139,000 Active 299 DOM
10. 2026-06-09
    days on market $139,000 Active 298 DOM
11. 2026-06-07
    days on market $139,000 Active 297 DOM
12. 2026-06-03
    days on market $139,000 Active 293 DOM
13. 2026-06-02
    days on market $139,000 Active 292 DOM
14. 2026-06-01
    days on market $139,000 Active 291 DOM
15. 2026-05-31
    days on market $139,000 Active 290 DOM
16. 2026-05-30
    days on market $139,000 Active 289 DOM
17. 2026-02-08
    status Active 268-char remark

    Show marketing remark (268 chars)

    Amazing Renovated 4 Bedroom and 2 Bathroom home with basement and deck. Features include new cabinets, countertops, backsplash, vent hood, lighting, flooring, updated bathrooms, exterior and interior painted, windows and so much more. Call now for your private showing

18. 2026-02-01
    historical 268-char remark

    Show marketing remark (268 chars)

    Amazing Renovated 4 Bedroom and 2 Bathroom home with basement and deck. Features include new cabinets, countertops, backsplash, vent hood, lighting, flooring, updated bathrooms, exterior and interior painted, windows and so much more. Call now for your private showing

19. 2025-08-09
    listed $139,000 Active 268-char remark

    Show marketing remark (268 chars)

    Amazing Renovated 4 Bedroom and 2 Bathroom home with basement and deck. Features include new cabinets, countertops, backsplash, vent hood, lighting, flooring, updated bathrooms, exterior and interior painted, windows and so much more. Call now for your private showing

20. 2004-12-08
    soldstatus $32,000

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$764/yr (+$64/mo · 148.4%)

ⓘ 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 66% 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: $20,604
• − Mortgage interest: −$7,786
• − Property taxes: −$515
• − Insurance: −$695
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$4,044
• Taxable income: $4,268
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $5,296/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

+334.4% since first listed

4 events — show timeline

• 2026-02-08 Relisted — MGMLS
• 2026-02-01 Delisted — MGMLS
• 2025-08-09 Listed $139,000 MGMLS
• 2004-12-08 Sold (Public Records) $32,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $515 · -1.3% YoY. Source: county tax records.