133 Worchester Cir · Perry, GA 31069

$259,900

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records

Built 2020 7,840 sqft lot Est $281k · 8% under

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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 +12.5/30.0
• ARV discount +10.9/15.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this Gorgeous 3BR/2BA Open Concept, Split floor plan, featuring luxury vinyl plank in all the living areas, large kitchen island w/ beautiful granite countertops, & stainless steel appliances. Oversized laundry room, pantry & mud room. Master bath has double vanities, separate shower and soaking tub and 2 walk in closets! Covered front & back porch, Fully fenced backyard. This home qualifies for USDA 100% financing.

Key facts

• 7,840 sq ft lot
• Garage
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-38 ($-457/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (22.0% below list).
• Recommended offer: $203k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Kings Chapel Elementary School (math 62% / reading 58%, grade B-, #126 of 1,228 statewide, top 10%, 632 students, 32% 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 at 44% FRL track the district average.
• Market conditions: 466 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $8k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 6y 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 $168k; list at $260k implies a 55% 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 $202,694 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $281,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Worchester Cir	0.00mi	3/2.0	1,608 (0%)	1mo	$259,900	$162	99
320 Haven Way	0.12mi	3/2.0	1,698 (+6%)	0mo	$249,900	$147	85
115 Worchester Cir	0.09mi	3/2.0	1,514 (-6%)	1mo	$264,600	$175	85
217 Ellington Ct	0.19mi	3/2.0	1,547 (-4%)	1mo	$229,000	$148	84
610 Daisy Dr	0.39mi	4/2.0 (+1)	1,541 (-4%)	2mo	$270,000	$175	69
122 Rocky Rd	0.46mi	4/2.0 (+1)	1,541 (-4%)	1mo	$287,000	$186	66
216 Winsted Ct	0.17mi	4/2.0 (+1)	1,415 (-12%)	2mo	$242,500	$171	66
208 Mahan Dr	0.63mi	3/2.0	1,675 (+4%)	0mo	$273,000	$163	63
102 Dawson Wyatt Ct	0.58mi	3/2.0	1,469 (-9%)	0mo	$269,000	$183	58
106 Cassandra Ann Way	0.65mi	3/2.0	1,469 (-9%)	1mo	$261,900	$178	54
121 Rambo Way	0.72mi	4/2.0 (+1)	1,518 (-6%)	0mo	$280,000	$184	52
208 New Hope Dr	0.74mi	4/2.0 (+1)	1,696 (+6%)	2mo	$264,000	$156	50

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-44,607
• Equity at exit: $38,752

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-42,234
• Equity at exit: $22,471

Cash invested: $72,772 (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: 466
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-38

Break-even live

Break-even rent $2,075

Max offer price $253,170

Occupancy floor 97%

Sensitivity live

Price	-10% $109	-5% $35	+0% $-38	+5% $-112	+10% $-185
Rent	-10% $-198	-5% $-118	+0% $-38	+5% $42	+10% $122
Rate	-1.0pp $93	-0.5pp $28	base $-38	+0.5pp $-105	+1.0pp $-174

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Worchester Cir Perry, GA	4.0	2.0	1751	$2,260	$1.29	14d	1	0.10mi
108 Ellington Ct Perry, GA	3.0	2.0	1286	$1,750	$1.36	22d	1	0.10mi
608 Daisy Dr Perry, GA	4.0	2.0	1582	$1,950	$1.23	44d	1	0.37mi
204 Mahan Dr Perry, GA	4.0	2.0	2197	$2,350	$1.07	22d	1	0.66mi
215 Rainsong Trl Perry, GA	4.0	2.0	1836	$2,450	$1.33	22d	1	1.43mi

Listing history 29 events

1. 2026-03-27
   status Pending 452-char remark

   Show marketing remark (452 chars)

   Welcome Home to this Gorgeous 3BR/2BA Open Concept, Split floor plan, featuring luxury vinyl plank in all the living areas, large kitchen island w/ beautiful granite countertops, & stainless steel appliances. Oversized laundry room, pantry & mud room. Master bath has double vanities, separate shower and soaking tub and 2 walk in closets! Covered front & back porch, Fully fenced backyard. This home qualifies for USDA 100% financing.

2. 2026-03-23
   historical
3. 2026-02-27
   price $259,900 452-char remark

   Show marketing remark (452 chars)

   Welcome Home to this Gorgeous 3BR/2BA Open Concept, Split floor plan, featuring luxury vinyl plank in all the living areas, large kitchen island w/ beautiful granite countertops, & stainless steel appliances. Oversized laundry room, pantry & mud room. Master bath has double vanities, separate shower and soaking tub and 2 walk in closets! Covered front & back porch, Fully fenced backyard. This home qualifies for USDA 100% financing.

4. 2026-02-17
   listed $268,000 Active 452-char remark

   Show marketing remark (452 chars)

   Welcome Home to this Gorgeous 3BR/2BA Open Concept, Split floor plan, featuring luxury vinyl plank in all the living areas, large kitchen island w/ beautiful granite countertops, & stainless steel appliances. Oversized laundry room, pantry & mud room. Master bath has double vanities, separate shower and soaking tub and 2 walk in closets! Covered front & back porch, Fully fenced backyard. This home qualifies for USDA 100% financing.

5. 2026-02-16
   listed $259,900
6. 2026-02-09
   soldstatus $167,554
7. 2026-02-05
   soldstatus $167,554 Closed 510-char remark

   Show marketing remark (510 chars)

   Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

8. 2026-02-05
   soldstatus $167,554 Sold

   Show marketing remark (510 chars)

   Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

9. 2026-01-21
   status Under Contract

   Show marketing remark (510 chars)

   Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

10. 2026-01-21
    historical Active Under Contract 510-char remark

    Show marketing remark (510 chars)

    Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

11. 2026-01-17
    status Back On Market

    Show marketing remark (510 chars)

    Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

12. 2026-01-17
    status Active 510-char remark

    Show marketing remark (510 chars)

    Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

13. 2026-01-17
    price $225,000 510-char remark

    Show marketing remark (510 chars)

    Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

14. 2025-11-22
    status Under Contract

    Show marketing remark (510 chars)

    Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

15. 2025-11-22
    historical Active Under Contract 510-char remark

    Show marketing remark (510 chars)

    Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

16. 2025-11-18
    price $225,000
17. 2025-10-03
    listed $250,000 Active 510-char remark

    Show marketing remark (510 chars)

    Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

18. 2025-10-03
    listed $250,000 New

    Show marketing remark (510 chars)

    Very nice 3-bedroom, 2 bath home located in New Haven subdivision in Perry! LVP flooring throughout all living areas. Island in kitchen with stainless steel appliances and granite countertops. Master Bedroom has an oversized closet. Patio area at the back of the home with a fenced in back yard. Also, there is an accessible community pond for fishing. This one won't last long! This is a HUD Home - reference Case#106-470720, additional information is available on HUDHomeStore. GOV. HUD homes are sold as is.

19. 2023-02-22
    soldstatus $250,000
20. 2023-02-21
    soldstatus $250,000 Closed
21. 2023-02-21
    soldstatus $250,000 Sold
22. 2023-01-09
    status Under Contract
23. 2023-01-09
    status Pending
24. 2023-01-05
    listed $250,000 Active
25. 2023-01-05
    listed $250,000 New
26. 2020-07-10
    soldstatus $169,494
27. 2020-07-10
    soldstatus $169,494
28. 2020-03-24
    listed $169,494
29. 2020-03-24
    listed $169,494

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$373/yr (+$31/mo · 18.5%)

ⓘ 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 ≥108°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: $24,323
• − Mortgage interest: −$14,558
• − Property taxes: −$2,018
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$7,561
• Taxable loss: −$5,005
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $744/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

+53.3% since first listed

29 events — show timeline

• 2026-03-27 Pending — CGMLS
• 2026-03-23 Listing Removed — GAMLS
• 2026-02-27 Price Changed $259,900 CGMLS
• 2026-02-17 Listed $268,000 CGMLS
• 2026-02-16 Listed $259,900 GAMLS
• 2026-02-09 Sold (Public Records) $167,554 Public Records
• 2026-02-05 Sold (MLS) $167,554 GAMLS
• 2026-02-05 Sold (MLS) $167,554 MGMLS
• 2026-01-21 Pending — GAMLS
• 2026-01-21 Contingent — MGMLS
• 2026-01-17 Relisted — GAMLS
• 2026-01-17 Relisted — MGMLS
• 2026-01-17 Price Changed $225,000 MGMLS
• 2025-11-22 Pending — GAMLS
• 2025-11-22 Contingent — MGMLS
• 2025-11-18 Price Changed $225,000 GAMLS
• 2025-10-03 Listed $250,000 GAMLS
• 2025-10-03 Listed $250,000 MGMLS
• 2023-02-22 Sold (Public Records) $250,000 Public Records
• 2023-02-21 Sold (MLS) $250,000 GAMLS
• 2023-02-21 Sold (MLS) $250,000 CGMLS
• 2023-01-09 Pending — GAMLS
• 2023-01-09 Pending — CGMLS
• 2023-01-05 Listed $250,000 GAMLS
• 2023-01-05 Listed $250,000 CGMLS
• 2020-07-10 Sold (MLS) $169,494 GAMLS
• 2020-07-10 Sold (MLS) $169,494 CGMLS
• 2020-03-24 Listed $169,494 GAMLS
• 2020-03-24 Listed $169,494 CGMLS

Property tax history

+7.9%/yr

Latest (2025): $2,018 · +9.3% YoY. Source: county tax records.