1418 Parkway Dr · Perry, GA 31069

$209,000

3 bd · 2.0 ba · 1,239 sqft · SingleFamily public records · 136 Days on market

Built 1988 0.30 ac lot $169/sqft · 14% above area Est $183k · 14% over

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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 +19.1/30.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1418 Parkway Dr-a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a .3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

Key facts

• Fenced backyard
• 0.3 acre lot
• Garage

Tags

• FENCED BACKYARD
• HIGH-DEMAND SCHOOL DISTRICT
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $223 ($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 $190k (9.1% below list).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Morningside Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 503 students, 84% FRL); Perry Middle School (math 53% / reading 51%, grade C+, #60 of 470 statewide, top 13%, 1,070 students, 51% FRL); Perry High School (math 31% / reading 39%, grade F, #84 of 424 statewide, top 20%, 1,478 students, 48% FRL) — zoned schools average 61% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 472 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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

• It's been on market 136 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.
• Current owner paid $76k; list at $209k implies a 175% gain — meaningful room to come down on a strong offer.

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 $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $182,814
• List price: $209,000
• Delta: 14.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1418 Parkway Dr	0.00mi	3/2.0	1,239 (0%)	0mo	$193,000	$156	100
1416 Parkway Dr	0.02mi	3/2.0	1,295 (+4%)	12mo	$188,000	$145	81
1310 North Ave	0.24mi	3/1.0	1,254 (+1%)	6mo	$115,000	$92	78
1703 Sewell Cir	0.50mi	3/1.5	1,200 (-3%)	1mo	$195,000	$163	68
129 Kingston Village Dr	0.60mi	2/2.0 (-1)	1,248 (+1%)	1mo	$185,000	$148	64
1307 Georgia Ave	0.35mi	2/1.0 (-1)	1,186 (-4%)	4mo	$192,000	$162	64
103 Woodspring Ct	0.58mi	3/2.0	1,222 (-1%)	9mo	$175,000	$143	64
103 Woodspring Ct	0.58mi	3/2.0	1,222 (-1%)	9mo	$175,000	$143	64
1168 James St	0.46mi	3/2.0	1,152 (-7%)	7mo	$65,000	$56	61
1512 State Ext St	0.23mi	3/1.0	1,056 (-15%)	1mo	$56,500	$54	60
1700 Sewell Cir	0.51mi	3/2.0	1,326 (+7%)	8mo	$219,900	$166	58
1715 Sewell Cir	0.41mi	2/1.0 (-1)	1,405 (+13%)	3mo	$77,000	$55	47

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-19,735
• Equity at exit: $31,163

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $809
• Equity at exit: $18,071

Cash invested: $58,520 (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 31069

• Active inventory: 472
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $223

Break-even live

Break-even rent $1,618

Max offer price $209,000

Occupancy floor 83%

Sensitivity live

Price	-10% $341	-5% $282	+0% $223	+5% $164	+10% $105
Rent	-10% $73	-5% $148	+0% $223	+5% $298	+10% $373
Rate	-1.0pp $328	-0.5pp $276	base $223	+0.5pp $169	+1.0pp $114

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	23d	1	0.35mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	45d	1	0.35mi
1612 Macon Rd Perry, GA	2.0	1.0	1024	$1,200	$1.17	23d	1	0.35mi
1612 Macon Rd Perry, GA	2.0	1.0	1024	$1,200	$1.17	45d	1	0.35mi
1112 3rd St Unit B Perry, GA	2.0	2.0	1200	$1,500	$1.25	45d	1	0.45mi
200 Bristol St Perry, GA	1.0–2.0	1.0–2.0	942	$1,160	$1.23	15d	7	0.60mi
1009 Northside Dr Perry, GA	2.0	2.0	1008	$2,150	$2.13	45d	1	0.70mi
1009 Northside Dr Perry, GA	2.0	2.0	1008	$2,150	$2.13	23d	1	0.70mi
1814 Kings Chapel Rd Perry, GA	2.0	1.0	875	$995	$1.14	45d	1	0.73mi
1108 Washington St Perry, GA	2.0	2.0	1136	$1,600	$1.41	45d	1	0.77mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	45d	1	0.98mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	23d	1	0.98mi
1055 Morningside Dr Unit 1E Perry, GA	2.0	1.5	900	$995	$1.11	45d	1	0.99mi
1055 Morningside Dr Perry, GA	2.0	2.0	900	$995	$1.11	23d	1	1.00mi
705 Evergreen St Perry, GA	2.0	1.5	1489	$1,400	$0.94	23d	1	1.01mi
1501 Main St Perry, GA	3.0	2.0	1254	$1,750	$1.40	45d	1	1.04mi
119 Washington Place Dr Perry, GA	3.0	2.0	1354	$1,600	$1.18	45d	1	1.21mi
317 Grayton Way Perry, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	1.44mi

Listing history 21 events

1. 2026-05-15
   historical Active Under Contract 1384-char remark

   Show marketing remark (1384 chars)

   Welcome to 1418 Parkway Dr-a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a .3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

2. 2026-05-04
   status Back On Market 1384-char remark

   Show marketing remark (1384 chars)

   Welcome to 1418 Parkway Dr-a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a .3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

3. 2026-05-02
   historical Active Under Contract 1384-char remark

   Show marketing remark (1384 chars)

   Welcome to 1418 Parkway Dr-a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a .3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

4. 2026-04-26
   status Back On Market 1384-char remark

   Show marketing remark (1384 chars)

   Welcome to 1418 Parkway Dr-a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a .3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

5. 2026-04-23
   historical Active Under Contract 1384-char remark

   Show marketing remark (1384 chars)

   Welcome to 1418 Parkway Dr-a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a .3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

6. 2026-03-04
   price $209,000 1385-char remark

   Show marketing remark (1384 chars)

   Welcome to 1418 Parkway Dr-a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a .3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

7. 2026-03-04
   price $209,000 1384-char remark

   Show marketing remark (1384 chars)

   Welcome to 1418 Parkway Dr-a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a .3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

8. 2025-12-29
   listed $219,000 New 1384-char remark

   Show marketing remark (1385 chars)

   Welcome to 1418 Parkway Dr—a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a . 3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

9. 2025-12-29
   listed $219,000 Active 1385-char remark

   Show marketing remark (1385 chars)

   Welcome to 1418 Parkway Dr—a well-maintained 3-bedroom, 2-bath home offering 1,239 square feet of comfortable living space in a prime Perry location. Built in 1988 and situated on a . 3-acre lot, this property features a 2-car garage, fenced backyard, and incredible convenience for families and commuters alike. Inside, you'll find a functional floor plan with generous living spaces, a kitchen ready for your personal touch, and bedrooms designed for comfort and flexibility. Located directly next to Perry High School and just minutes from I-75, this home provides easy access to Robins Air Force Base, Warner Robins, Macon, and all of Middle Georgia. Whether you're a military family, first-time buyer, or looking for a solid investment property, this home checks all the boxes. The short commute to Robins AFB makes it ideal for military personnel, while the proximity to schools and shopping appeals to families seeking convenience and community. The fenced backyard is perfect for pets, kids, and outdoor entertaining, offering space to relax and enjoy Middle Georgia living. This home offers real value in a high-demand school district with low-maintenance living and room to make it your own. Don't miss this opportunity to own in one of Perry's most convenient neighborhoods with solid bones, great location, and real potential for buyers ready to find their next home.

10. 2025-10-06
    historical
11. 2025-10-04
    status Back On Market
12. 2025-08-29
    status Under Contract
13. 2025-08-05
    price $220,000
14. 2025-08-05
    price $220,000
15. 2025-05-20
    price $225,000
16. 2025-05-20
    price $225,000
17. 2025-04-23
    listed $230,000 New
18. 2023-09-01
    historical
19. 2023-06-20
    listed $290,000 New
20. 2004-03-25
    soldstatus $76,000
21. 1995-10-27
    soldstatus $69,500

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: +$778/yr (+$65/mo · 68.0%)

ⓘ 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 ≥109°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: $22,808
• − Mortgage interest: −$11,707
• − Property taxes: −$1,145
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$6,080
• Taxable loss: −$818
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $2,873/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

+200.7% since first listed

21 events — show timeline

• 2026-05-15 Contingent — GAMLS
• 2026-05-04 Relisted — GAMLS
• 2026-05-02 Contingent — GAMLS
• 2026-04-26 Relisted — GAMLS
• 2026-04-23 Contingent — GAMLS
• 2026-03-04 Price Changed $209,000 CGMLS
• 2026-03-04 Price Changed $209,000 GAMLS
• 2025-12-29 Listed $219,000 CGMLS
• 2025-12-29 Listed $219,000 GAMLS
• 2025-10-06 Listing Removed — GAMLS
• 2025-10-04 Relisted — GAMLS
• 2025-08-29 Pending — GAMLS
• 2025-08-05 Price Changed $220,000 CGMLS
• 2025-08-05 Price Changed $220,000 GAMLS
• 2025-05-20 Price Changed $225,000 CGMLS
• 2025-05-20 Price Changed $225,000 GAMLS
• 2025-04-23 Listed $230,000 GAMLS
• 2023-09-01 Listing Removed — GAMLS
• 2023-06-20 Listed $290,000 GAMLS
• 2004-03-25 Sold (Public Records) $76,000 Public Records
• 1995-10-27 Sold (Public Records) $69,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,145 · +19.9% YoY. Source: county tax records.