206 Ensemble Blvd · Perry, GA 31069

$272,000

4 bd · 2.0 ba · 1,817 sqft · SingleFamily · 48 Days on market

Built 2026 Excellent condition $150/sqft · 16% below area Est $323k · 16% under

---

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).

• ARV discount +14.6/15.0
• Cash flow +13.3/30.0
• Condition / age +5.0/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home features a luxurious owner's suite on the first floor, offering a serene retreat with a full bathroom and generous walk-in closet, while an open-concept floorplan blends the kitchen, living and dining areas to maximize interior space. On the second floor, two additional bedrooms surround a versatile loft.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT FLOORPLAN
• VERSATILE LOFT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $272k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1 ($-13/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (12.6% below list).
• Recommended offer: $238k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% 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.
• Macon County (town): math 5% / reading 14% proficiency, ranked #169 of 174 in GA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Macon County Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 511 students, 100% FRL); Macon County Middle School (math 6% / reading 18%, grade F, #417 of 470 statewide, top 90%, 263 students, 100% FRL); Macon County High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 340 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 692 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 13 units permitted in Macon County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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.
• Macon County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,800 (12.6% 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 48 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $323,204
• List price: $272,000
• Delta: -15.84%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Toomer Rd	0.96mi	4/2.0	1,924 (+6%)	50mo	$298,185	$155	35
411 Doe Run Rd	2.05mi	4/2.0	1,584 (-13%)	52mo	$95,000	$60	24

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-44,111
• Equity at exit: $40,556

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-38,356
• Equity at exit: $23,518

Cash invested: $76,160 (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 →

Active competition Active MLS

• For sale now: 11 active
• Median asking: $270,000 ($151/sqft)
• Median days on market: 90 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +18.1% 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: 692
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,378 medium
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,080/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-1

Break-even live

Break-even rent $2,379

Max offer price $271,839

Occupancy floor 95%

Sensitivity live

Price	-10% $187	-5% $93	+0% $-1	+5% $-95	+10% $-189
Rent	-10% $-189	-5% $-95	+0% $-1	+5% $93	+10% $187
Rate	-1.0pp $136	-0.5pp $68	base $-1	+0.5pp $-72	+1.0pp $-143

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: $68,000
• Closing costs: $8,160
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Prospect Ave Perry, GA	3.0	2.5	1657	$2,400	$1.45	0d	1	0.02mi
110 Palmetto Ave Perry, GA	3.0	2.5	1657	$2,400	$1.45	0d	1	0.02mi

Listing history 11 events

1. 2026-09-24
   days on market $272,000 Active 48 DOM
2. 2026-09-24
   days on market $272,000 Active 47 DOM
3. 2026-09-22
   days on market $272,000 Active 46 DOM
4. 2026-09-21
   days on market $272,000 Active 45 DOM
5. 2026-09-20
   days on market $272,000 Active 44 DOM
6. 2026-09-19
   days on market $272,000 Active 43 DOM
7. 2026-09-18
   pricedays on market $272,000 Active 42 DOM
8. 2026-05-30
   days on market $279,985 Active 41 DOM
9. 2026-05-14
   price $279,985 330-char remark
10. 2026-04-25
    price $269,985 330-char remark
11. 2026-04-19
    listed $264,985 Active 330-char remark

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,536
• − Mortgage interest: −$15,236
• − Property taxes: −$4,080
• − Insurance: −$1,360
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − Depreciation: −$7,913
• Taxable loss: −$4,619
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $1,095/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 · 3 photos

Excellent 100/100 None rehab

This new two-story home is in excellent condition with no visible repairs or maintenance needed. It offers a luxurious owner's suite and an open-concept floorplan, making it an attractive property for both resale and rental.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can increase property value ↑
• Both Interior staging — Can make the home more appealing to potential buyers/renters ↑

F Composite school gradezoned avg 9/100

Zoned Schools

Elementary Macon County Elementary School F GA #1,092/1,228 Nat'l #39,071/41,679 Middle Macon County Middle School F GA #417/470 Nat'l #13,125/14,009 High Macon County High School F GA #394/424 Nat'l #16,861/17,239

Schools (NCES district)

• District: Macon County
• NCES district ID: 1303450
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -4.00%
• Median HH income: $29,832
• Composite: 7.25/100
• National rank: #9957
• State rank: #169 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

• County: Houston County · 12,210 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

---

Population outlook (Macon County) Hauer SSP2

• Today (2025): 12,210 people
• By 2030: 11,442 · -6.3%
• By 2040: 9,901 · -18.9%
• By 2050: 8,575 · -29.8%
• By 2075: 6,047 · -50.5%
• By 2100: 4,043 · -66.9%

---

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 · Macon

• 2024 margin: D (+17.9) · D 58.8% · R 40.9%
• 2008→2024 swing: -13.0pp toward R · 2008: 30.9pp · 2024: 17.9pp
• All cycles: 2024: D+17.9 2020: D+23.1 2016: D+27.2 2012: D+34.8 2008: D+30.9

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