1710 Macon Rd · Perry, GA 31069

$189,000

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 3 Days on market

Built 1978 0.40 ac lot Est $222k · 15% 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 +20.6/30.0
• ARV discount +14.1/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• 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

Welcome to this adorable 3 bedroom 2 bathroom home in the heart of the ever-growing PerryDISE! Just minutes from downtown shopping, eating, and entertainment you will find this piece of perfection waiting for the right buyer! Will it be YOU?!?! CALL TODAY!!!!

Key facts

• New hvac
• Attic storage
• Ceiling fans

Tags

• EAT-IN KITCHEN
• FENCED BACKYARD
• ATTIC STORAGE
• CEILING FANS
• NEW HVAC
• NEW WINDOWS

Property features AI

Exterior

• Parking: Attached garage with 2 covered parking spaces (2 total spaces)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Vinyl siding; Slab foundation; Built as one-level home
• Exterior features: Patio; Fenced yard with privacy fencing

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Storage; Blinds; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (3.8% below list).
• Recommended offer: $182k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: 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: 471 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $155k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $181,822 (3.8% below list)

Questions for the listing agent

1. Built in 1978 — 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: 0.96% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $221,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Spring Creek Dr	0.19mi	3/2.5	1,448 (+2%)	0mo	$205,000	$142	86
1402 Park Ave	0.46mi	3/2.5	1,492 (+5%)	2mo	$199,900	$134	66
1607 Marshall Cir	0.23mi	3/2.0	1,584 (+12%)	9mo	$255,000	$161	63
103 Woodspring Ct	0.15mi	3/2.0	1,222 (-14%)	9mo	$175,000	$143	62
103 Woodspring Ct	0.15mi	3/2.0	1,222 (-14%)	9mo	$175,000	$143	62
1418 Parkway Dr	0.48mi	3/2.0	1,239 (-13%)	0mo	$193,000	$156	56
219 Christine Cir	0.46mi	3/2.0	1,595 (+12%)	6mo	$268,000	$168	52
216 Christine Cir	0.42mi	3/2.0	1,600 (+13%)	11mo	$279,900	$175	50
216 Christine Cir	0.42mi	3/2.0	1,600 (+13%)	11mo	$279,900	$175	50
1310 North Ave	0.59mi	3/1.0	1,254 (-12%)	6mo	$115,000	$92	44
203 Londie Ln	0.69mi	3/2.0	1,605 (+13%)	4mo	$287,000	$179	43
1018 N Davis Dr	0.71mi	3/2.0	1,585 (+12%)	10mo	$220,000	$139	40

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-14,597
• Equity at exit: $28,181

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,797
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$991
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $252

Break-even live

Break-even rent $1,499

Max offer price $189,000

Occupancy floor 81%

Sensitivity live

Price	-10% $359	-5% $306	+0% $252	+5% $199	+10% $145
Rent	-10% $109	-5% $181	+0% $252	+5% $324	+10% $396
Rate	-1.0pp $348	-0.5pp $300	base $252	+0.5pp $203	+1.0pp $154

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Bristol St Perry, GA	1.0–2.0	1.0–2.0	942	$1,160	$1.23	14d	7	0.14mi
1612 Macon Rd Perry, GA	2.0	1.0	1024	$1,200	$1.17	22d	1	0.18mi
1612 Macon Rd Perry, GA	2.0	1.0	1024	$1,200	$1.17	45d	1	0.18mi
111 Judy Kay Way Perry, GA	3.0	2.0	1759	$2,000	$1.14	22d	1	0.55mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	14d	1	0.70mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	22d	1	0.74mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	45d	1	0.74mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	22d	1	0.80mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	45d	1	0.80mi
1112 3rd St Unit B Perry, GA	2.0	2.0	1200	$1,500	$1.25	45d	1	0.84mi
1009 Northside Dr Perry, GA	2.0	2.0	1008	$2,150	$2.13	22d	1	0.94mi
1009 Northside Dr Perry, GA	2.0	2.0	1008	$2,150	$2.13	45d	1	0.94mi
1108 Washington St Perry, GA	2.0	2.0	1136	$1,600	$1.41	45d	1	1.01mi
1814 Kings Chapel Rd Perry, GA	2.0	1.0	875	$995	$1.14	45d	1	1.18mi
119 Washington Place Dr Perry, GA	3.0	2.0	1354	$1,600	$1.18	45d	1	1.25mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	22d	1	1.26mi
705 Evergreen St Perry, GA	2.0	1.5	1489	$1,400	$0.94	22d	1	1.39mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	22d	1	1.48mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	45d	1	1.48mi
1055 Morningside Dr Unit 1E Perry, GA	2.0	1.5	900	$995	$1.11	45d	1	1.49mi

Listing history 4 events

1. 2026-06-05
   statusdays on market $189,000 Pending 3 DOM
2. 2026-06-03
   statusdays on market $189,000 Active Under Contract 2 DOM
3. 2026-06-01
   remarks 472-char remark
4. 2026-06-01
   listed $189,000 Active 1 DOM

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$370/yr (+$31/mo · 27.0%)

ⓘ 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 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: $21,819
• − Mortgage interest: −$10,587
• − Property taxes: −$1,369
• − Insurance: −$945
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$5,498
• Taxable loss: −$72
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $3,046/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

+800.0% since first listed

12 events — show timeline

• 2026-06-01 Listed $189,000 CGMLS
• 2022-04-25 Sold (MLS) $155,100 MGMLS
• 2022-04-01 Sold (Public Records) $155,100 Public Records
• 2022-03-30 Sold (MLS) $155,100 GAMLS
• 2022-03-30 Sold (MLS) $155,100 CGMLS
• 2022-03-17 Pending — GAMLS
• 2022-03-11 Listed $132,500 GAMLS
• 2022-03-11 Listed $132,500 CGMLS
• 2022-03-11 Listed $132,500 MGMLS
• 1986-08-13 Sold (Public Records) $54,500 Public Records
• 1978-06-21 Sold (Public Records) $43,000 Public Records
• 1977-10-21 Sold (Public Records) $21,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,369 · +9.3% YoY. Source: county tax records.