826 Oak Ridge Dr · Perry, GA 31069

$180,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 27 Days on market

Built 1962 0.46 ac lot $119/sqft · 10% below area Est $200k · 10% under

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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 +22.7/30.0
• ARV discount +12.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• 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

This Adorable 3 bedroom 1 bath home located in the Heart of Perry GA! Features spacious bedrooms, open-concept kitchen with island that flows seamlessly into the dining area and second living space- perfect for entertaining or relaxing. New LVP flooring throughout main living areas. Just minutes from downtown Perry for shopping and dining. Large fenced backyard with storage shop and deck. You don't want to miss out on this home!! Call today for your personal tour.

Key facts

• Open-concept kitchen
• Deck
• Storage shop

Tags

• OPEN-CONCEPT KITCHEN
• LARGE FENCED BACKYARD
• STORAGE SHOP
• DECK
• MINUTES FROM DOWNTOWN PERRY

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House structure; Faces unspecified
• Construction: Built in 1962; Wood siding; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile; Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Family room; Crawl space foundation; Resale condition
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Tucker Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 470 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: 466 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k 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 27 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $115k; list at $180k implies a 57% 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 $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $200,069
• List price: $180,000
• Delta: -10.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Marsha Dr	0.21mi	3/2.0	1,372 (-9%)	2mo	$159,000	$116	70
315 Lee St	0.50mi	3/2.0	1,510 (-0%)	4mo	$228,500	$151	69
105 Rutherford Dr	0.49mi	3/1.0	1,354 (-10%)	11mo	$135,000	$100	50
206 Cattle Dr	0.51mi	3/2.0	1,714 (+13%)	3mo	$258,565	$151	48
1100 Creekwood Dr	0.68mi	4/2.0 (+1)	1,455 (-4%)	7mo	$103,000	$71	47
104 Cattle Dr	0.51mi	3/2.0	1,714 (+13%)	7mo	$268,320	$157	44
411 Gordy St	0.49mi	3/2.0	1,676 (+11%)	16mo	$200,000	$119	42
700 Martin Luther King Dr	0.42mi	3/2.0	1,296 (-14%)	17mo	$215,000	$166	38
101 Cattle Dr	0.59mi	3/2.0	1,618 (+7%)	23mo	$260,250	$161	38

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-9,597
• Equity at exit: $26,839

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $16,710
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $308

Break-even live

Break-even rent $1,419

Max offer price $180,000

Occupancy floor 78%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	20d	1	0.86mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	43d	1	0.86mi
705 Evergreen St Perry, GA	2.0	1.5	1489	$1,400	$0.94	20d	1	1.10mi
1108 Washington St Perry, GA	2.0	2.0	1136	$1,600	$1.41	43d	1	1.24mi

Listing history 16 events

1. 2026-06-03
   status $180,000 Under Contract 27 DOM
2. 2026-06-02
   days on market $180,000 Active 27 DOM

   Show marketing remark (469 chars)

   This Adorable 3 bedroom 1 bath home located in the Heart of Perry GA! Features spacious bedrooms, open-concept kitchen with island that flows seamlessly into the dining area and second living space- perfect for entertaining or relaxing. New LVP flooring throughout main living areas. Just minutes from downtown Perry for shopping and dining. Large fenced backyard with storage shop and deck. You don't want to miss out on this home!! Call today for your personal tour.

3. 2026-06-01
   days on market $180,000 Active 26 DOM
4. 2026-05-31
   days on market $180,000 Active 25 DOM
5. 2026-05-30
   days on market $180,000 Active 24 DOM
6. 2026-05-17
   price $180,000 469-char remark

   Show marketing remark (469 chars)

   This Adorable 3 bedroom 1 bath home located in the Heart of Perry GA! Features spacious bedrooms, open-concept kitchen with island that flows seamlessly into the dining area and second living space- perfect for entertaining or relaxing. New LVP flooring throughout main living areas. Just minutes from downtown Perry for shopping and dining. Large fenced backyard with storage shop and deck. You don't want to miss out on this home!! Call today for your personal tour.

7. 2026-05-17
   price $180,000 471-char remark

   Show marketing remark (469 chars)

   This Adorable 3 bedroom 1 bath home located in the Heart of Perry GA! Features spacious bedrooms, open-concept kitchen with island that flows seamlessly into the dining area and second living space- perfect for entertaining or relaxing. New LVP flooring throughout main living areas. Just minutes from downtown Perry for shopping and dining. Large fenced backyard with storage shop and deck. You don't want to miss out on this home!! Call today for your personal tour.

8. 2026-05-06
   listed $185,000 Active 469-char remark

   Show marketing remark (469 chars)

   This Adorable 3 bedroom 1 bath home located in the Heart of Perry GA! Features spacious bedrooms, open-concept kitchen with island that flows seamlessly into the dining area and second living space- perfect for entertaining or relaxing. New LVP flooring throughout main living areas. Just minutes from downtown Perry for shopping and dining. Large fenced backyard with storage shop and deck. You don't want to miss out on this home!! Call today for your personal tour.

9. 2026-05-02
   listed $185,000 New 471-char remark
10. 2022-03-18
    soldstatus $115,000
11. 2021-05-13
    soldstatus $102,500
12. 2021-03-08
    soldstatus $102,500

    Show marketing remark (19 chars)

    submitted for comps

13. 2021-03-08
    listed $102,500

    Show marketing remark (19 chars)

    submitted for comps

14. 2020-10-15
    soldstatus $525,000
15. 2012-05-08
    soldstatus $583,471
16. 1980-12-12
    soldstatus $29,500

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$435/yr (+$36/mo · 35.6%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,703
• − Mortgage interest: −$10,083
• − Property taxes: −$1,221
• − Insurance: −$900
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,236
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $3,507/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

+510.2% since first listed

13 events — show timeline

• 2026-06-02 Pending — GAMLS
• 2026-06-02 Pending — CGMLS
• 2026-05-17 Price Changed $180,000 CGMLS
• 2026-05-17 Price Changed $180,000 GAMLS
• 2026-05-06 Listed $185,000 CGMLS
• 2026-05-02 Listed $185,000 GAMLS
• 2022-03-18 Sold (Public Records) $115,000 Public Records
• 2021-05-13 Sold (Public Records) $102,500 Public Records
• 2021-03-08 Listed $102,500 CGMLS
• 2021-03-08 Sold (MLS) $102,500 CGMLS
• 2020-10-15 Sold (Public Records) $525,000 Public Records
• 2012-05-08 Sold (Public Records) $583,471 Public Records
• 1980-12-12 Sold (Public Records) $29,500 Public Records

Property tax history

+13.0%/yr

Latest (2025): $1,221 · +13.2% YoY. Source: county tax records.