1011 Country Club Rd · Perry, GA 31069

$339,900

4 bd · 3.0 ba · 2,272 sqft · SingleFamily public records · 19 Days on market

Built 1973 0.33 ac lot Est $325k · at est.

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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).

• Cash flow +14.6/30.0
• ARV discount +5.4/15.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious one-owner Colonial style home with more than 2200 sq. ft. features 4 bedrooms, 3 baths, formal living and dining areas as well as large den with fireplace. Exterior is brick & new vinyl siding for low maintenance. Some renovations started, but needs some cosmetic repairs and improvements. Great location, close to Perry Country Club. 3 Ton 13 Seer Trane package gas/electric installed in November 2013. Roof replaced in October 2010. Taxes for 2015 - $1939.79

Key facts

• Double vanity
• Walk-in tile shower
• Storage shed

Tags

• SPACIOUS OPEN KITCHEN
• TWO SEPARATE LIVING ROOMS
• DOUBLE VANITY
• WALK-IN TILE SHOWER
• FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Located in Country Club Estates subdivision

Exterior

• Parking: Attached garage with 2 covered parking spaces (2 total garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Above-grade finished living area reported (2,272)
• Exterior features: Patio; Privacy fencing; Workshop on the property

Interior

• Kitchen: Electric range; Oven; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1); Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $79 ($948/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 $268k (21.1% below list).
• Recommended offer: $268k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 466 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 43% 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 $10k 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 19 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $340k implies a 196% 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 $268,195 (21.1% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $324,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1739 Houston Lake Rd	0.15mi	3/2.0 (-1)	2,163 (-5%)	4mo	$177,000	$82	73
312 Bridgehampton Way	0.36mi	4/2.0	2,154 (-5%)	5mo	$285,000	$132	67
112 Bainbridge Ln	0.26mi	4/2.5	2,531 (+11%)	3mo	$410,000	$162	65
1015 Country Club Rd	0.05mi	3/2.5 (-1)	2,576 (+13%)	8mo	$347,000	$135	62
1339 Grant St	0.45mi	5/2.0 (+1)	2,220 (-2%)	8mo	$235,000	$106	60
1009 N Davis Dr	0.22mi	3/2.0 (-1)	2,017 (-11%)	5mo	$260,000	$129	58
223 Idle Pines Dr	0.36mi	4/2.5	2,534 (+12%)	5mo	$405,000	$160	58
648 Encore Dr #84	0.74mi	4/3.0	2,172 (-4%)	1mo	$317,865	$146	58
412 Legacy Park Dr	0.73mi	4/3.0	2,170 (-4%)	6mo	$310,000	$143	54
1152 Lovely Ln	0.72mi	4/2.0	2,180 (-4%)	6mo	$215,000	$99	51
1202 Fairway Dr	0.63mi	3/2.0 (-1)	2,040 (-10%)	9mo	$318,000	$156	37
1202 Fairway Dr	0.63mi	3/2.0 (-1)	2,040 (-10%)	9mo	$318,000	$156	37

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-50,196
• Equity at exit: $50,680

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-37,838
• Equity at exit: $29,388

Cash invested: $95,172 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,682 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $79

Break-even live

Break-even rent $2,582

Max offer price $339,900

Occupancy floor 92%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	43d	1	0.10mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	20d	1	0.11mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	43d	1	0.13mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	20d	1	0.75mi
111 Judy Kay Way Perry, GA	3.0	2.0	1759	$2,000	$1.14	20d	1	0.93mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	13d	1	1.06mi
215 Rainsong Trl Perry, GA	4.0	2.0	1836	$2,450	$1.33	20d	1	1.06mi

Listing history 19 events

1. 2026-06-19
   days on market $339,900 Active 19 DOM
2. 2026-06-18
   days on market $339,900 Active 18 DOM
3. 2026-06-17
   days on market $339,900 Active 17 DOM
4. 2026-06-16
   days on market $339,900 Active 16 DOM
5. 2026-06-15
   days on market $339,900 Active 15 DOM
6. 2026-06-14
   days on market $339,900 Active 13 DOM
7. 2026-06-13
   statusdays on market $339,900 Active 12 DOM
8. 2026-06-10
   pricestatusdays on market $339,900 Price Change 10 DOM
9. 2026-06-09
   days on market $349,900 New 9 DOM
10. 2026-06-08
    days on market $349,900 New 8 DOM
11. 2026-06-07
    days on market $349,900 New 7 DOM
12. 2026-06-05
    days on market $349,900 New 4 DOM
13. 2026-06-03
    days on market $349,900 New 3 DOM
14. 2026-06-02
    days on market $349,900 New 2 DOM
15. 2026-06-01
    remarks 699-char remark
16. 2026-06-01
    statusdays on marketlisting id $349,900 New 1 DOM
17. 2026-05-31
    days on market $349,900 Active 2 DOM
18. 2026-05-30
    remarks 693-char remark
19. 2026-05-30
    listed $349,900 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: $1,388 · $116/mo
• Projected year-2 tax: $3,127 · $261/mo
• Expected delta: +$1,739/yr (+$145/mo · 125.4%)

ⓘ 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 2/10 Low
• 🌡 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: $32,183
• − Mortgage interest: −$19,040
• − Property taxes: −$1,388
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$9,888
• Taxable loss: −$4,981
• Est. tax savings @ 24.0%: +$1,195
• After-tax cash flow: $2,143/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

+249.9% since first listed

6 events — show timeline

• 2026-05-29 Listed $349,900 CGMLS
• 2017-02-10 Sold (Public Records) $115,000 Public Records
• 2017-02-08 Sold (MLS) $115,000 CGMLS
• 2016-11-03 Listed $124,900 CGMLS
• 1973-12-17 Sold (Public Records) $39,500 Public Records
• 1971-09-17 Sold (Public Records) $100,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,388 · +10.3% YoY. Source: county tax records.