104 Bryant Dr · Perry, GA 31069

$219,900

3 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 55 Days on market

Built 1967 0.26 ac lot $120/sqft · 23% below area Est $284k · 23% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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

Nice 5-bedroom, 3.5-bath home, ready to welcome the right family. This versatile property also offers excellent potential as an investment opportunity. Features include a durable, long-lasting metal roof and a walk-in jetted tub.

Key facts

• 0.26 acre lot
• Built 1967
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/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 $206k (6.5% below list).
• Recommended offer: $206k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: 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: 472 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 33% 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 $7k 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 55 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $205,644 (6.5% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $283,884
• List price: $219,900
• Delta: -22.54%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Farmland Cir	0.09mi	3/2.0	1,936 (+5%)	2mo	$349,500	$181	86
214 Farmland Cir	0.09mi	3/2.0	2,003 (+9%)	2mo	$370,268	$185	80
1102 Jewell Dr	0.58mi	4/2.0 (+1)	1,776 (-4%)	4mo	$204,000	$115	59
411 Gordy St	0.46mi	3/2.0	1,676 (-9%)	16mo	$200,000	$119	50
120 Bramblewood Way	0.75mi	4/2.0 (+1)	1,756 (-5%)	8mo	$295,339	$168	46
906 Washington St	0.69mi	3/2.5	2,045 (+11%)	11mo	$277,499	$136	38
405 Otter's Ridge Dr	0.75mi	4/2.0 (+1)	1,766 (-4%)	18mo	$302,900	$172	38
113 Osidian Dr	0.74mi	3/2.0	1,660 (-10%)	21mo	$294,366	$177	32
202 Hill Ln	0.57mi	3/2.0	1,578 (-14%)	23mo	$259,900	$165	31
902 Washington St	0.67mi	4/3.0 (+1)	2,066 (+12%)	10mo	$310,500	$150	31
106 Champagne	0.74mi	4/2.0 (+1)	2,011 (+9%)	23mo	$349,914	$174	26
243 Overton Dr	0.73mi	4/2.0 (+1)	1,646 (-10%)	24mo	$284,758	$173	23

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-15,136
• Equity at exit: $32,788

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $12,928
• Equity at exit: $19,013

Cash invested: $61,572 (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: 472
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $323

Break-even live

Break-even rent $1,647

Max offer price $219,900

Occupancy floor 79%

Sensitivity live

Price	-10% $448	-5% $386	+0% $323	+5% $261	+10% $199
Rent	-10% $161	-5% $242	+0% $323	+5% $405	+10% $486
Rate	-1.0pp $434	-0.5pp $379	base $323	+0.5pp $266	+1.0pp $209

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	45d	1	0.56mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	22d	1	0.56mi
705 Evergreen St Perry, GA	2.0	1.5	1489	$1,400	$0.94	22d	1	0.74mi
316 Julianne St Perry, GA	3.0	2.0	2297	$1,825	$0.79	45d	1	0.86mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	15d	1	1.12mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	45d	1	1.21mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	22d	1	1.21mi
304 Christopher Luke Cir Perry, GA	3.0	2.0	1769	$2,095	$1.18	45d	1	1.34mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $219,900 Pending 55 DOM
2. 2026-06-10
   days on market $219,900 Active 54 DOM
3. 2026-06-09
   days on market $219,900 Active 53 DOM
4. 2026-06-08
   days on market $219,900 Active 52 DOM
5. 2026-06-07
   days on market $219,900 Active 51 DOM
6. 2026-06-05
   days on market $219,900 Active 48 DOM
7. 2026-06-03
   days on market $219,900 Active 47 DOM
8. 2026-06-02
   days on market $219,900 Active 46 DOM
9. 2026-06-01
   days on market $219,900 Active 45 DOM
10. 2026-05-31
    days on market $219,900 Active 44 DOM
11. 2026-05-30
    days on market $219,900 Active 43 DOM
12. 2026-04-13
    listed $219,900 Active 229-char remark

    Show marketing remark (229 chars)

    Nice 5-bedroom, 3.5-bath home, ready to welcome the right family. This versatile property also offers excellent potential as an investment opportunity. Features include a durable, long-lasting metal roof and a walk-in jetted tub.

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$1,347/yr (+$112/mo · 199.3%)

ⓘ 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 6/10 Major 76% 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: $24,677
• − Mortgage interest: −$12,318
• − Property taxes: −$676
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$6,397
• Taxable income: $239
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $3,824/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

1 event — show timeline

• 2026-04-13 Listed $219,900 CGMLS

Property tax history

+0.9%/yr

Latest (2025): $676 · +5.5% YoY. Source: county tax records.