501 Longhorn Trl · Perry, GA 31069

$209,900

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 3 Days on market

Built 2007 0.35 ac lot Est $227k · 8% under

---

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 +18.9/30.0
• ARV discount +10.9/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath home located in a quiet neighborhood in Perry. This well-maintained single-story home offers approximately 1,368 square feet of living space with a comfortable and functional layout. The spacious living area flows into the kitchen and dining space, making it perfect for everyday living and entertaining. The home features a bright kitchen, and a split-bedroom layout for added privacy. The primary suite offers a private bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a large 0.35-acre lot with mature trees and plenty of room to relax or entertain. The property also includes an attached two-car garage, central heating and cooling, and a durable asphalt shingle roof. Conveniently located just minutes from shopping, dining, and major roadways, this home offers the perfect balance of peaceful living and everyday convenience.

Key facts

• Split-bedroom layout
• Attached garage
• Large lot

Tags

• SPLIT-BEDROOM LAYOUT
• LARGE LOT
• MATURE TREES
• ATTACHED GARAGE
• CENTRAL HEATING AND COOLING
• ASPHALT SHINGLE ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $194k (7.8% below list).
• Recommended offer: $194k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.5% in Perry — 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 68/100 on livability (#149 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Houston County (urban): math 43% / reading 46% proficiency, ranked #23 of 174 in GA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Langston Road Elementary School (math 58% / reading 53%, grade C, #173 of 1,228 statewide, top 14%, 867 students, 49% FRL); Mossy Creek Middle School (math 57% / reading 61%, grade B, #45 of 470 statewide, top 10%, 741 students, 36% FRL); Perry High School (math 31% / reading 39%, grade F, #84 of 424 statewide, top 20%, 1,478 students, 48% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 471 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 31% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Houston County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $193,522 (7.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $227,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Chimney Rock Rd	0.07mi	3/2.0	1,372 (+0%)	5mo	$210,000	$153	92
102 Steerwood Trl	0.06mi	3/2.0	1,442 (+5%)	4mo	$240,000	$166	85
313 Longhorn Trl	0.17mi	3/2.0	1,332 (-3%)	4mo	$219,900	$165	84
419 Longhorn Trl	0.02mi	3/2.0	1,418 (+4%)	12mo	$235,000	$166	83
204 Greylock Dr	0.16mi	3/2.0	1,280 (-6%)	2mo	$227,900	$178	80
108 Chimney Rock Rd	0.14mi	4/2.0 (+1)	1,445 (+6%)	2mo	$253,930	$176	77
108 Tahoma Dr	0.37mi	3/2.0	1,414 (+3%)	1mo	$225,000	$159	77
207 Greylock Dr	0.17mi	3/2.0	1,280 (-6%)	7mo	$210,000	$164	76
103 Denali Dr	0.30mi	3/2.0	1,280 (-6%)	3mo	$226,000	$177	73
210 Shasta Dr	0.24mi	3/2.0	1,413 (+3%)	14mo	$215,500	$153	71
216 Shasta Dr	0.20mi	3/2.0	1,252 (-8%)	13mo	$225,096	$180	65
2360 Hwy 41 N	0.47mi	2/2.0 (-1)	1,444 (+6%)	6mo	$249,500	$173	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-20,363
• Equity at exit: $31,297

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-308
• Equity at exit: $18,148

Cash invested: $58,772 (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 31069

• Active inventory: 471
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$125 /mo · $1,505/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $215

Break-even live

Break-even rent $1,663

Max offer price $209,900

Occupancy floor 84%

Sensitivity live

Price	-10% $334	-5% $275	+0% $215	+5% $156	+10% $96
Rent	-10% $62	-5% $139	+0% $215	+5% $292	+10% $368
Rate	-1.0pp $321	-0.5pp $269	base $215	+0.5pp $161	+1.0pp $105

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Shasta Dr Perry, GA	3.0	2.0	1441	$1,750	$1.21	45d	1	0.38mi
241 Overton Dr Perry, GA	4.0	2.0	1763	$2,400	$1.36	45d	1	1.14mi
423 Haddenham Ct Perry, GA	3.0	2.0	1554	$1,950	$1.25	14d	1	1.40mi
423 Haddenham Ct Perry, GA	3.0	2.0	1554	$2,000	$1.29	45d	1	1.40mi

Listing history 9 events

1. 2026-04-28
   soldstatus $209,000
2. 2026-04-24
   soldstatus $209,900 Sold 943-char remark

   Show marketing remark (943 chars)

   Welcome to this charming 3-bedroom, 2-bath home located in a quiet neighborhood in Perry. This well-maintained single-story home offers approximately 1,368 square feet of living space with a comfortable and functional layout. The spacious living area flows into the kitchen and dining space, making it perfect for everyday living and entertaining. The home features a bright kitchen, and a split-bedroom layout for added privacy. The primary suite offers a private bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a large 0.35-acre lot with mature trees and plenty of room to relax or entertain. The property also includes an attached two-car garage, central heating and cooling, and a durable asphalt shingle roof. Conveniently located just minutes from shopping, dining, and major roadways, this home offers the perfect balance of peaceful living and everyday convenience.

3. 2026-03-20
   status Under Contract 943-char remark

   Show marketing remark (943 chars)

   Welcome to this charming 3-bedroom, 2-bath home located in a quiet neighborhood in Perry. This well-maintained single-story home offers approximately 1,368 square feet of living space with a comfortable and functional layout. The spacious living area flows into the kitchen and dining space, making it perfect for everyday living and entertaining. The home features a bright kitchen, and a split-bedroom layout for added privacy. The primary suite offers a private bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a large 0.35-acre lot with mature trees and plenty of room to relax or entertain. The property also includes an attached two-car garage, central heating and cooling, and a durable asphalt shingle roof. Conveniently located just minutes from shopping, dining, and major roadways, this home offers the perfect balance of peaceful living and everyday convenience.

4. 2026-03-20
   status Pending

   Show marketing remark (943 chars)

   Welcome to this charming 3-bedroom, 2-bath home located in a quiet neighborhood in Perry. This well-maintained single-story home offers approximately 1,368 square feet of living space with a comfortable and functional layout. The spacious living area flows into the kitchen and dining space, making it perfect for everyday living and entertaining. The home features a bright kitchen, and a split-bedroom layout for added privacy. The primary suite offers a private bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a large 0.35-acre lot with mature trees and plenty of room to relax or entertain. The property also includes an attached two-car garage, central heating and cooling, and a durable asphalt shingle roof. Conveniently located just minutes from shopping, dining, and major roadways, this home offers the perfect balance of peaceful living and everyday convenience.

5. 2026-03-17
   listed $209,900 Active
6. 2026-03-13
   listed $209,900 New 943-char remark

   Show marketing remark (943 chars)

   Welcome to this charming 3-bedroom, 2-bath home located in a quiet neighborhood in Perry. This well-maintained single-story home offers approximately 1,368 square feet of living space with a comfortable and functional layout. The spacious living area flows into the kitchen and dining space, making it perfect for everyday living and entertaining. The home features a bright kitchen, and a split-bedroom layout for added privacy. The primary suite offers a private bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a large 0.35-acre lot with mature trees and plenty of room to relax or entertain. The property also includes an attached two-car garage, central heating and cooling, and a durable asphalt shingle roof. Conveniently located just minutes from shopping, dining, and major roadways, this home offers the perfect balance of peaceful living and everyday convenience.

7. 2021-06-25
   soldstatus $158,000
8. 2016-03-25
   soldstatus $87,000 162-char remark

   Show marketing remark (162 chars)

   Sold “As-Is” Nice 3 BR/2 BA open floorplan w/ vaulted ceilings. Trey ceiling in Master BR and Garden Tub w/ backsplash in Master BA. Case # 105-365860

9. 2015-12-16
   listed $102,600 162-char remark

   Show marketing remark (162 chars)

   Sold “As-Is” Nice 3 BR/2 BA open floorplan w/ vaulted ceilings. Trey ceiling in Master BR and Garden Tub w/ backsplash in Master BA. Case # 105-365860

ⓘ 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: $1,505 · $125/mo
• Projected year-2 tax: $1,931 · $161/mo
• Expected delta: +$426/yr (+$35/mo · 28.3%)

ⓘ 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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,223
• − Mortgage interest: −$11,758
• − Property taxes: −$1,505
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$6,106
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,801/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: Houston County
• NCES district ID: 1302880
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $54,823
• Composite: 38.68/100
• National rank: #4144
• State rank: #23 of 174 in GA

Livability — Perry

• Score: 68/100
• State rank: #149
• US rank: #9757

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, GA
• County: Houston County · 157,321 people
• City population: 22,953
• Metro: Warner Robins, GA
• Population (ZIP): 22,953
• Household income: $74,501
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 666.0

Population outlook (Houston County) Hauer SSP2

• Today (2025): 169,502 people
• By 2030: 178,486 · +5.3%
• By 2040: 194,642 · +14.8%
• By 2050: 207,119 · +22.2%
• By 2075: 231,480 · +36.6%
• By 2100: 235,034 · +38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Hispanic / Latino 4% Asian 3% Two or more races 3%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Houston

• 2024 margin: R (+11.3) · D 44.0% · R 55.3%
• 2008→2024 swing: +8.9pp toward D · 2008: -20.2pp · 2024: -11.3pp
• All cycles: 2024: R+11.3 2020: R+12.4 2016: R+21.6 2012: R+20.7 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.01%
• Current HPI: 240.9327
• Rent YoY: —
• Metro: Warner Robins, 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

+103.7% since first listed

9 events — show timeline

• 2026-04-28 Sold (Public Records) $209,000 Public Records
• 2026-04-24 Sold (MLS) $209,900 GAMLS
• 2026-03-20 Pending — GAMLS
• 2026-03-20 Pending — CGMLS
• 2026-03-17 Listed $209,900 CGMLS
• 2026-03-13 Listed $209,900 GAMLS
• 2021-06-25 Sold (Public Records) $158,000 Public Records
• 2016-03-25 Sold (MLS) $87,000 CGMLS
• 2015-12-16 Listed $102,600 CGMLS

Property tax history

+3.4%/yr

Latest (2025): $1,505 · +9.3% YoY. Source: county tax records.