212 Antiquity Cir · Perry, GA 31069

$274,100

3 bd · 2.5 ba · 1,650 sqft · SingleFamily · 103 Days on market

Built 2026 Excellent condition $166/sqft · at area comps Est $280k · at est. $33/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +8.5/15.0
• Cash flow +5.8/30.0
• Condition / age +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready November 2026! The Lawson plan by Smith Douglas Homes in the new community Avalon. Welcome to this beautifully designed 3 bedroom, 2.5bath home where modern comfort meets thoughtful functionality across two inviting levels. Step through the foyer into an open concept layout that seamlessly connects the family room and kitchen, creating an airy, welcoming space ideal for everyday living. A sleek linear fireplace anchors the living area, adding warmth and contemporary style. Just off the kitchen, a private patio extends the living space outdoors that is perfect for morning coffee, grilling, or unwinding at the end of the day.

Key facts

• Walk-in closet
• Private patio
• Linear fireplace

Tags

• OPEN CONCEPT LAYOUT
• PRIVATE PATIO
• LINEAR FIREPLACE
• OWNER'S SUITE
• DOUBLE VANITIES
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $274k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-546 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (36.2% below list).
• Recommended offer: $175k (36.2% below list) — sets the bar for 1% rule.

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: 772 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

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 103 days — a 9% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

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 $174,840 (36.2% 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 103 days. Have you received any prior offers? Is the seller open to a 36% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.54%
• DSCR: 0.62
• GRM: 13.1

CMA / ARV

• ARV (median comp): $280,316
• List price: $274,100
• Delta: -2.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Antiquity Cir Lot 235	0.01mi	3/2.0	1,501 (-9%)	0mo	$262,400	$175	82
202 Farmland Cir Lot 2	0.01mi	3/2.0	1,851 (+12%)	8mo	$336,900	$182	71
120 Bramblewood Way	0.03mi	4/2.0 (+1)	1,756 (+6%)	12mo	$295,339	$168	71
405 Otter's Ridge Dr	0.03mi	4/2.0 (+1)	1,766 (+7%)	23mo	$302,900	$172	61
801 Carey St	0.19mi	3/2.0	1,450 (-12%)	19mo	$151,000	$104	53
202 Martin Luther King Jr Dr	0.62mi	3/2.0	1,496 (-9%)	4mo	$165,000	$110	51
1306 North Ave	0.60mi	3/2.0	1,717 (+4%)	23mo	$204,000	$119	44
1218 Main St	0.44mi	4/1.5 (+1)	1,508 (-9%)	20mo	$212,000	$141	40
206 Hill Ln	0.71mi	3/2.0	1,518 (-8%)	15mo	$260,000	$171	38
800 Ball St	0.41mi	2/2.0 (-1)	1,416 (-14%)	19mo	$155,000	$109	34
1100 Creekwood Dr	0.69mi	4/2.0 (+1)	1,455 (-12%)	12mo	$103,000	$71	32

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: -31.4%
• Equity multiple: -0.03×
• Total profit: $-79,145
• Equity at exit: $40,869

10-year hold

• IRR: -34.8%
• Equity multiple: -0.48×
• Total profit: $-113,507
• Equity at exit: $23,699

Cash invested: $76,748 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 14 under contract
• Months of supply: 12.5 mo (8%/mo absorbed)
• Median asking: $273,650 ($149/sqft)
• Median days on market: 106 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: +14.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31069

• Active inventory: 772
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$1,437
• Tax est. 1.5%: −$343 /mo · $4,112/yr
• Insurance: −$114
• HOA: −$33
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-546

Break-even live

Break-even rent $2,440

Max offer price $195,092

Occupancy floor —

Sensitivity live

Price	-10% $-357	-5% $-451	+0% $-546	+5% $-641	+10% $-735
Rent	-10% $-684	-5% $-615	+0% $-546	+5% $-477	+10% $-408
Rate	-1.0pp $-408	-0.5pp $-476	base $-546	+0.5pp $-617	+1.0pp $-689

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: $68,525
• Closing costs: $8,223
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Washington St Perry, GA	2.0	2.0	1196	$1,575	$1.32	0d	1	0.05mi
1108 Washington St Perry, GA	2.0	2.0	1136	$1,600	$1.41	184d	1	0.05mi
1129 Macon Rd Perry, GA	3.0	2.0	1500	$1,500	$1.00	0d	1	0.18mi
100 Ashley St Perry, GA	1.0–2.0	1.0–1.5	850	$1,100	$1.29	0d	6	0.23mi
705 Charlse Dr Perry, GA	3.0	2.0	1761	$1,600	$0.91	0d	1	0.24mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,450	$0.82	7d	1	0.38mi
1215 Macon Rd Perry, GA	2.0	2.5	1440	$1,200	$0.83	0d	1	0.38mi
1112 3rd St Unit B Perry, GA	2.0	2.0	1200	$1,500	$1.25	184d	1	0.41mi
705 Evergreen St Perry, GA	2.0	1.5	1489	$1,400	$0.94	162d	1	0.46mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	5d	1	0.48mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	184d	1	0.48mi
1311 Georgia Ave Perry, GA	3.0	2.0	1716	$1,400	$0.82	36d	1	0.54mi
1334 Parkway Dr Perry, GA	2.0	1.0	1131	$1,200	$1.06	40d	1	0.64mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	184d	1	0.79mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,695	$1.10	0d	1	0.79mi
1301 Tucker Rd Perry, GA	4.0	3.0	1852	$1,700	$0.92	22d	1	0.93mi
613 Cooper St Perry, GA	3.0	2.0	1215	$1,395	$1.15	0d	1	0.95mi
304 Spring Creek Dr Perry, GA	3.0	2.0	1266	$1,500	$1.18	12d	1	0.97mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	162d	1	1.06mi
118 Kingston Village Dr Perry, GA	2.0	2.0	1092	$1,325	$1.21	9d	1	1.06mi
1501 Main St Perry, GA	3.0	2.0	1254	$1,750	$1.40	184d	1	1.11mi
528 Ansley Ave Perry, GA	3.0	2.0	1862	$1,700	$0.91	8d	1	1.15mi
1001 Morningside Dr Apt C Perry, GA	2.0	1.5	1346	$1,200	$0.89	38d	1	1.17mi
200 Bristol St Perry, GA	1.0–2.0	1.0–2.0	942	$1,160	$1.23	154d	7	1.20mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	184d	1	1.21mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	0d	1	1.21mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	12d	1	1.21mi
105 Sherwood Rd Perry, GA	3.0	1.5	1418	$1,350	$0.95	0d	1	1.23mi
304 Christopher Luke Cir Perry, GA	3.0	2.0	1769	$2,095	$1.18	184d	1	1.24mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	184d	1	1.30mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,990	$2.42	0d	1	1.31mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	184d	1	1.31mi

Property features AI

Finance

• Other: Address: 212 Antiquity Cir, Perry, GA 31069
• Financial info: List price available (listing is a spec home)

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gasElectricCentral air
• Home design: Single-family spec homeListed as Active

Interior

• Kitchen: Plan: The Lawson (spec home)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCentral air conditioning
• Interior features: Open living area (1,650 sq ft living space total)

Listing history 50 events

1. 2026-11-08
   days on market $274,100 Active 103 DOM
2. 2026-11-07
   days on market $274,100 Active 102 DOM
3. 2026-11-06
   days on market $274,100 Active 101 DOM
4. 2026-11-05
   days on market $274,100 Active 100 DOM
5. 2026-11-04
   days on market $274,100 Active 99 DOM
6. 2026-11-02
   days on market $274,100 Active 97 DOM
7. 2026-11-01
   days on market $274,100 Active 96 DOM
8. 2026-10-31
   days on market $274,100 Active 95 DOM
9. 2026-10-30
   days on market $274,100 Active 94 DOM
10. 2026-10-29
    days on market $274,100 Active 93 DOM
11. 2026-10-28
    days on market $274,100 Active 92 DOM
12. 2026-10-27
    days on market $274,100 Active 91 DOM
13. 2026-10-26
    days on market $274,100 Active 90 DOM
14. 2026-10-25
    days on market $274,100 Active 89 DOM
15. 2026-10-24
    days on market $274,100 Active 88 DOM
16. 2026-10-23
    days on market $274,100 Active 87 DOM
17. 2026-10-22
    days on market $274,100 Active 86 DOM
18. 2026-10-21
    days on market $274,100 Active 85 DOM
19. 2026-10-21
    days on marketlisting id $274,100 Active 84 DOM
20. 2026-10-20
    days on market $274,100 Active 138 DOM
21. 2026-10-19
    days on market $274,100 Active 137 DOM
22. 2026-10-18
    days on market $274,100 Active 136 DOM
23. 2026-10-17
    days on market $274,100 Active 135 DOM
24. 2026-10-16
    days on market $274,100 Active 134 DOM
25. 2026-10-15
    days on market $274,100 Active 133 DOM
26. 2026-10-14
    days on market $274,100 Active 132 DOM
27. 2026-10-13
    days on market $274,100 Active 131 DOM
28. 2026-10-12
    days on market $274,100 Active 130 DOM
29. 2026-10-11
    days on market $274,100 Active 129 DOM
30. 2026-10-10
    days on market $274,100 Active 128 DOM
31. 2026-10-09
    days on market $274,100 Active 127 DOM
32. 2026-10-08
    days on market $274,100 Active 126 DOM
33. 2026-10-07
    days on market $274,100 Active 125 DOM
34. 2026-10-06
    days on market $274,100 Active 124 DOM
35. 2026-10-05
    days on market $274,100 Active 123 DOM
36. 2026-10-04
    days on market $274,100 Active 122 DOM
37. 2026-10-03
    days on market $274,100 Active 121 DOM
38. 2026-10-02
    days on market $274,100 Active 120 DOM
39. 2026-10-01
    days on market $274,100 Active 119 DOM
40. 2026-09-30
    days on market $274,100 Active 118 DOM
41. 2026-09-29
    days on market $274,100 Active 117 DOM
42. 2026-09-28
    days on market $274,100 Active 116 DOM
43. 2026-09-27
    days on market $274,100 Active 115 DOM
44. 2026-09-26
    days on market $274,100 Active 114 DOM
45. 2026-09-25
    days on market $274,100 Active 113 DOM
46. 2026-09-24
    days on market $274,100 Active 112 DOM
47. 2026-09-24
    days on market $274,100 Active 111 DOM
48. 2026-09-22
    days on market $274,100 Active 110 DOM
49. 2026-09-21
    days on market $274,100 Active 109 DOM
50. 2026-09-20
    days on market $274,100 Active 108 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $20,981
• − Mortgage interest: −$15,354
• − Property taxes: −$4,112
• − Insurance: −$1,370
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − HOA: −$396
• − Depreciation: −$7,974
• Taxable loss: −$11,582
• Est. tax savings @ 24.0%: +$2,780
• After-tax cash flow: $-3,772/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.

Condition & rehab AI · 14 photos

Excellent 100/100 None rehab

This move-in-ready home is in excellent condition with modern finishes and a well-maintained exterior. Minor updates to the interior walls and landscaping could further enhance its resale and rental value.

Value-add opportunities

• Resale Painting interior walls and trim — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping improvements — Well-maintained landscaping can increase the home's rental value by making it more appealing to tenants. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Morningside Elementary School F GA #582/1,228 Nat'l #24,950/41,679 Middle Perry Middle School C+ GA #60/470 Nat'l #3,033/14,009 High Perry High School F GA #84/424 Nat'l #9,567/17,239

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

C Composite livability gradescore 68/100

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 · 169,502 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: 19% of renters

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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%

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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%
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

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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

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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

Property features AI

Finance

• Other: Address: 212 Antiquity Cir, Perry, GA 31069
• Financial info: List price available (listing is a spec home)

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gasElectricCentral air
• Home design: Single-family spec homeListed as Active

Interior

• Kitchen: Plan: The Lawson (spec home)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCentral air conditioning
• Interior features: Open living area (1,650 sq ft living space total)