3426 Lancing Ct · Macon-Bibb County, GA 31217

$109,000

3 bd · 1.5 ba · 1,280 sqft · SingleFamily public records · 161 Days on market

Built 1972 6,969 sqft lot $85/sqft · 122% 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
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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

Great three bedrooms, one and a half bath home, situated in a cul-de-sac on a very quiet street. The home has separate living and dining areas, new flooring throughout and updated bathrooms. This partially renovated home only needs a few finishing touches to be move-in ready and is just a few minutes away from Down Town Macon, restaurants and shops. Make this great house your home today.

Key facts

• Quiet street
• Move-in ready
• New flooring

Tags

• CUL-DE-SAC
• QUIET STREET
• NEW FLOORING
• UPDATED BATHROOMS
• PARTIALLY RENOVATED
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.5% 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); 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 37% 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 $5k of equity ($754 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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: 1.28% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.66%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $49,060
• List price: $109,000
• Delta: 122.18%
• 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
3410 Lancing Ct	0.03mi	3/1.5	1,210 (-6%)	11mo	$133,000	$110	80
3704 Greenway Pl	0.28mi	3/2.0	1,208 (-6%)	4mo	$64,900	$54	72
3634 Jessica Dr	0.35mi	3/2.0	1,242 (-3%)	10mo	$139,900	$113	68
3451 Finneydale Dr	0.55mi	3/2.0	1,325 (+4%)	3mo	$20,000	$15	64
3434 Cook Cir	0.27mi	3/2.0	1,424 (+11%)	4mo	$23,000	$16	64
3434 Cook Cir	0.27mi	3/2.0	1,424 (+11%)	4mo	$23,000	$16	64
3696 Kings Park Cir	0.27mi	3/1.5	1,350 (+6%)	21mo	$75,000	$56	61
3296 Masseyville Rd	0.27mi	4/2.0 (+1)	1,470 (+15%)	3mo	$100,000	$68	53
3477 Jeffersonville Rd	0.35mi	2/1.0 (-1)	1,100 (-14%)	23mo	$40,000	$36	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: 29.0%
• Equity multiple: 2.81×
• Total profit: $55,200
• Equity at exit: $57,265

10-year hold

• IRR: 30.7%
• Equity multiple: 6.35×
• Total profit: $163,326
• Equity at exit: $95,293

Cash invested: $30,520 (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: 124
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $424

Break-even live

Break-even rent $855

Max offer price $109,000

Occupancy floor 65%

Sensitivity live

Price	-10% $485	-5% $455	+0% $424	+5% $393	+10% $362
Rent	-10% $314	-5% $369	+0% $424	+5% $479	+10% $534
Rate	-1.0pp $479	-0.5pp $451	base $424	+0.5pp $395	+1.0pp $367

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3258 Lancing Ln Macon, GA	3.0	2.0	1000	$1,200	$1.20	14d	1	0.10mi
3938 Kings Park Cir Macon, GA	4.0	1.5	1200	$1,400	$1.17	14d	1	0.11mi
2623 Flewellyn Ct Macon, GA	3.0	2.0	1705	$1,750	$1.03	14d	1	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $109,000 Active 161 DOM
2. 2026-06-19
   days on market $109,000 Active 159 DOM
3. 2026-06-18
   days on market $109,000 Active 158 DOM
4. 2026-06-17
   days on market $109,000 Active 157 DOM
5. 2026-06-16
   days on market $109,000 Active 156 DOM
6. 2026-06-15
   days on market $109,000 Active 155 DOM
7. 2026-06-14
   days on market $109,000 Active 153 DOM
8. 2026-06-13
   days on market $109,000 Active 152 DOM
9. 2026-06-10
   days on market $109,000 Active 150 DOM
10. 2026-06-09
    days on market $109,000 Active 149 DOM
11. 2026-06-09
    days on market $109,000 Active 148 DOM
12. 2026-06-07
    days on market $109,000 Active 147 DOM
13. 2026-06-03
    days on market $109,000 Active 143 DOM
14. 2026-06-02
    days on market $109,000 Active 142 DOM
15. 2026-06-01
    days on market $109,000 Active 141 DOM
16. 2026-05-31
    days on market $109,000 Active 140 DOM
17. 2026-05-30
    days on market $109,000 Active 139 DOM
18. 2026-01-11
    listed $110,000 New 392-char remark

    Show marketing remark (392 chars)

    Great three bedrooms, one and a half bath home, situated in a cul-de-sac on a very quiet street. The home has separate living and dining areas, new flooring throughout and updated bathrooms. This partially renovated home only needs a few finishing touches to be move-in ready and is just a few minutes away from Down Town Macon, restaurants and shops. Make this great house your home today.

ⓘ 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: $705 · $59/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$298/yr (+$25/mo · 42.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $16,701
• − Mortgage interest: −$6,106
• − Property taxes: −$705
• − Insurance: −$545
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,171
• Taxable income: $3,502
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,244/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

1 event — show timeline

• 2026-01-11 Listed $110,000 GAMLS

Property tax history

+11.1%/yr

Latest (2025): $705 · -1.3% YoY. Source: county tax records.