3348 Kings Park Cir · Macon-Bibb County, GA 31217

$120,000

3 bd · 1.5 ba · 950 sqft · SingleFamily public records · 253 Days on market

Built 1972 6,534 sqft lot $126/sqft · 145% above area

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Why this score? — see what drove the C+ 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +7.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Turnkey property, complete with established tenant, just waiting for you to add to your growing portfiolio! This all brick home has been completely rehabbed from top to bottom- New roof, LVP flooring, carpet in bedrooms, windows, HVAC, New cabinets, counter tops, fixtures, appliances, hot water heater, and paint throughout. Fenced in backyard, too. Please do not disturb tenant!!!

Key facts

• Turnkey property
• All brick home
• Carpet in bedrooms

Tags

• TURNKEY PROPERTY
• ALL BRICK HOME
• REHABBED FROM TOP TO BOTTOM
• NEW ROOF
• LVP FLOORING
• CARPET IN BEDROOMS

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 $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (2.4% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 C — 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 31% 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 $33k; list at $120k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 1972 — 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: 0.98% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (median comp): $49,039
• List price: $120,000
• Delta: 144.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3724 Hitchcock Rd Rd	0.15mi	2/1.0 (-1)	988 (+4%)	5mo	$21,500	$22	75
3497 Lancing Ct	0.15mi	3/1.0	1,000 (+5%)	10mo	$23,000	$23	73
3341 Masseyville Rd	0.35mi	3/1.0	996 (+5%)	5mo	$99,000	$99	70
3362 Kings Park	0.03mi	3/1.0	1,050 (+10%)	17mo	$27,000	$26	65
3425 Majestic Ct	0.29mi	3/1.0	1,056 (+11%)	3mo	$42,500	$40	63
3499 Majestic Ct	0.18mi	3/1.0	1,040 (+10%)	12mo	$22,000	$21	63
3388 Majestic Ln	0.28mi	3/1.5	1,056 (+11%)	8mo	$60,000	$57	62
3928 Kings Park Cir	0.19mi	2/1.5 (-1)	1,056 (+11%)	18mo	$50,000	$47	52
3355 Finneydale Ct S	0.62mi	2/1.0 (-1)	1,025 (+8%)	23mo	$50,000	$49	32

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: 19.9%
• Equity multiple: 2.25×
• Total profit: $41,854
• Equity at exit: $63,044

10-year hold

• IRR: 22.3%
• Equity multiple: 4.95×
• Total profit: $132,703
• 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: 8.5×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $200

Break-even live

Break-even rent $918

Max offer price $120,000

Occupancy floor 78%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3722 Piedmont Dr Macon, GA	3.0	1.0	780	$895	$1.15	13d	1	0.09mi
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	13d	1	0.10mi
3716 Piedmont Dr Macon, GA	2.0	1.0	640	$850	$1.33	13d	1	0.12mi

Listing history 25 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 $120,000 385-char remark

    Show marketing remark (385 chars)

    Turnkey property, complete with established tenant, just waiting for you to add to your growing portfiolio! This all brick home has been completely rehabbed from top to bottom- New roof, LVP flooring, carpet in bedrooms, windows, HVAC, New cabinets, counter tops, fixtures, appliances, hot water heater, and paint throughout. Fenced in backyard, too. Please do not disturb tenant!!!

18. 2026-04-13
    status Active 385-char remark

    Show marketing remark (385 chars)

    Turnkey property, complete with established tenant, just waiting for you to add to your growing portfiolio! This all brick home has been completely rehabbed from top to bottom- New roof, LVP flooring, carpet in bedrooms, windows, HVAC, New cabinets, counter tops, fixtures, appliances, hot water heater, and paint throughout. Fenced in backyard, too. Please do not disturb tenant!!!

19. 2026-04-01
    historical 385-char remark

    Show marketing remark (385 chars)

    Turnkey property, complete with established tenant, just waiting for you to add to your growing portfiolio! This all brick home has been completely rehabbed from top to bottom- New roof, LVP flooring, carpet in bedrooms, windows, HVAC, New cabinets, counter tops, fixtures, appliances, hot water heater, and paint throughout. Fenced in backyard, too. Please do not disturb tenant!!!

20. 2025-09-28
    listed $135,000 Active 385-char remark

    Show marketing remark (385 chars)

    Turnkey property, complete with established tenant, just waiting for you to add to your growing portfiolio! This all brick home has been completely rehabbed from top to bottom- New roof, LVP flooring, carpet in bedrooms, windows, HVAC, New cabinets, counter tops, fixtures, appliances, hot water heater, and paint throughout. Fenced in backyard, too. Please do not disturb tenant!!!

21. 2021-07-02
    soldstatus $32,700 102-char remark

    Show marketing remark (102 chars)

    Investors only. Sold AS IS. Seller will not allow interior access until an accepted offer is in place.

22. 2021-05-25
    listed $35,970 102-char remark

    Show marketing remark (102 chars)

    Investors only. Sold AS IS. Seller will not allow interior access until an accepted offer is in place.

23. 2015-06-19
    soldstatus $57,000
24. 2006-07-05
    soldstatus $35,143
25. 2003-10-17
    soldstatus $35,000

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$549/yr (+$46/mo · 98.8%)

ⓘ 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 72% 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: $14,053
• − Mortgage interest: −$6,722
• − Property taxes: −$555
• − Insurance: −$600
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,491
• Taxable income: $437
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,291/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

+242.9% since first listed

9 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
• 2021-07-02 Sold (MLS) $32,700 MGMLS
• 2021-05-25 Listed $35,970 MGMLS
• 2015-06-19 Sold (Public Records) $57,000 Public Records
• 2006-07-05 Sold (Public Records) $35,143 Public Records
• 2003-10-17 Sold (Public Records) $35,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $555 · -1.3% YoY. Source: county tax records.