609 Daisy Dr · Perry, GA 31069

$269,900

4 bd · 2.0 ba · 1,506 sqft · SingleFamily public records · 41 Days on market

Built 2022 0.28 ac lot $179/sqft · at area comps Est $268k · at est. $21/mo HOA · 1% of rent

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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 +7.2/15.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to "The Pine" built by WCH Homes! This is a beautiful, 1518 sqft split bedroom floorplan with 4bed/2bath featuring an open concept living space with granite countertops and stainless steel appliances in kitchen, large master suite with double vanity, marble countertops in master bath, spacious walk-in closet, sprinkler system, sod, and LVP flooring in all main living areas. This perfectly cozy home could be yours! Call for more information!

Key facts

• Spacious island
• Double vanity
• Private bath

Tags

• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS ISLAND
• PRIVATE BATH
• DOUBLE VANITY

Property features AI

Finance

• Other: Subdivision: Sadie Heights
• HOA & community: Homeowners association with an annual fee of $250 (about $20.83/month)

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Patio

Interior

• Kitchen: Electric range; Range; Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Soaking tub; Ceiling fans; High-speed internet available; Storage space; Double-pane windows; Blinds
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-41 ($-498/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (21.4% below list).
• Recommended offer: $212k (21.4% 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: 471 active listings in the ZIP; 4 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 34% 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

• It's been on market 41 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $212,198 (21.4% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (median comp): $268,333
• List price: $269,900
• Delta: 0.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Daisy Dr	0.03mi	4/2.0	1,541 (+2%)	2mo	$270,000	$175	93
122 Rocky Rd	0.18mi	4/2.0	1,541 (+2%)	1mo	$287,000	$186	87
121 Rambo Way	0.33mi	4/2.0	1,518 (+1%)	0mo	$280,000	$184	83
102 Dawson Wyatt Ct	0.20mi	3/2.0 (-1)	1,469 (-2%)	0mo	$269,000	$183	81
115 Worchester Cir	0.30mi	3/2.0 (-1)	1,514 (+0%)	1mo	$264,600	$175	80
106 Cassandra Ann Way	0.27mi	3/2.0 (-1)	1,469 (-2%)	1mo	$261,900	$178	77
216 Winsted Ct	0.42mi	4/2.0	1,415 (-6%)	2mo	$242,500	$171	69
133 Worchester Cir	0.38mi	3/2.0 (-1)	1,608 (+7%)	1mo	$259,900	$162	65
217 Ellington Ct	0.56mi	3/2.0 (-1)	1,547 (+3%)	1mo	$229,000	$148	64
320 Haven Way	0.34mi	3/2.0 (-1)	1,698 (+13%)	0mo	$249,900	$147	58
208 Mahan Dr	0.55mi	3/2.0 (-1)	1,675 (+11%)	0mo	$273,000	$163	50
104 Ellington Ct	0.47mi	3/2.0 (-1)	1,299 (-14%)	2mo	$223,500	$172	49

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: $-46,436
• Equity at exit: $40,243

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-44,076
• Equity at exit: $23,336

Cash invested: $75,572 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$112
• HOA: −$21
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-41

Break-even live

Break-even rent $2,175

Max offer price $262,571

Occupancy floor 97%

Sensitivity live

Price	-10% $111	-5% $35	+0% $-41	+5% $-118	+10% $-194
Rent	-10% $-209	-5% $-125	+0% $-41	+5% $42	+10% $126
Rate	-1.0pp $94	-0.5pp $27	base $-41	+0.5pp $-111	+1.0pp $-183

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Daisy Dr Perry, GA	4.0	2.0	1582	$1,950	$1.23	44d	1	0.04mi
120 Worchester Cir Perry, GA	4.0	2.0	1751	$2,260	$1.29	14d	1	0.28mi
108 Ellington Ct Perry, GA	3.0	2.0	1286	$1,750	$1.36	22d	1	0.48mi
204 Mahan Dr Perry, GA	4.0	2.0	2197	$2,350	$1.07	22d	1	0.51mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 21 events

1. 2026-06-21
   days on market $269,900 Active 41 DOM
2. 2026-06-19
   days on market $269,900 Active 39 DOM
3. 2026-06-18
   days on market $269,900 Active 38 DOM
4. 2026-06-17
   days on market $269,900 Active 37 DOM
5. 2026-06-16
   days on market $269,900 Active 36 DOM
6. 2026-06-15
   days on market $269,900 Active 35 DOM
7. 2026-06-14
   days on market $269,900 Active 33 DOM
8. 2026-06-13
   days on market $269,900 Active 32 DOM
9. 2026-06-10
   days on market $269,900 Active 30 DOM
10. 2026-06-09
    days on market $269,900 Active 29 DOM
11. 2026-06-08
    days on market $269,900 Active 28 DOM
12. 2026-06-07
    days on market $269,900 Active 27 DOM
13. 2026-06-05
    days on market $269,900 Active 24 DOM
14. 2026-06-03
    days on market $269,900 Active 23 DOM
15. 2026-06-02
    days on market $269,900 Active 22 DOM
16. 2026-06-01
    days on market $269,900 Active 21 DOM
17. 2026-05-31
    days on market $269,900 Active 20 DOM
18. 2026-05-30
    days on market $269,900 Active 19 DOM
19. 2026-05-11
    listed $269,900 Active 911-char remark
20. 2022-08-09
    soldstatus $242,800 467-char remark

    Show marketing remark (467 chars)

    Welcome Home to "The Pine" built by WCH Homes! This is a beautiful, 1518 sqft split bedroom floorplan with 4bed/2bath featuring an open concept living space with granite countertops and stainless steel appliances in kitchen, large master suite with double vanity, marble countertops in master bath, spacious walk-in closet, sprinkler system, sod, and LVP flooring in all main living areas. This perfectly cozy home could be yours! Call for more information!

21. 2022-01-18
    listed $242,880 467-char remark

    Show marketing remark (467 chars)

    Welcome Home to "The Pine" built by WCH Homes! This is a beautiful, 1518 sqft split bedroom floorplan with 4bed/2bath featuring an open concept living space with granite countertops and stainless steel appliances in kitchen, large master suite with double vanity, marble countertops in master bath, spacious walk-in closet, sprinkler system, sod, and LVP flooring in all main living areas. This perfectly cozy home could be yours! Call for more information!

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$455/yr (+$38/mo · 22.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,464
• − Mortgage interest: −$15,119
• − Property taxes: −$2,028
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − HOA: −$252
• − Depreciation: −$7,852
• Taxable loss: −$5,210
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $753/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

+11.1% since first listed

3 events — show timeline

• 2026-05-11 Listed $269,900 CGMLS
• 2022-08-09 Sold (MLS) $242,800 CGMLS
• 2022-01-18 Listed $242,880 CGMLS

Property tax history

+6.9%/yr

Latest (2025): $2,028 · +6.9% YoY. Source: county tax records.