108 Hawks Tail Dr · Perry, GA 31047

$289,900

4 bd · 2.5 ba · 1,978 sqft · SingleFamily public records · 15 Days on market

Built 2015 $147/sqft · at area comps Est $279k · at est. $15/mo HOA · 1% of rent

---

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 +13.3/30.0
• ARV discount +5.8/15.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a home that is priced just right. Look no further! Located in the Woodlands (Sanford Place) is this charming 4 bedroom, 2 1/2 bath home offering an open floor plan and beautiful finishes throughout. The kitchen features granite countertops, tile backsplash, stainless steel appliances, and plenty of space to gather. Enjoy a formal dining room with coffered ceilings, plus hardwood floors in the foyer and dining area. The spacious family room includes a cozy wood-burning fireplace. The split floor plan leads to a large primary suite with a private bath featuring a separate shower and garden tub. Outside, enjoy the covered back porch, irrigation system, sod in the front and side yard, and a privacy-fenced backyard. Seller is contributing $5,000 toward buyer concessions with an acceptable offer!

Key facts

• Garage
• Built 2015
• Listed 15 days

Property features AI

Finance

• HOA & community: Has association; Association fee $180/month (no services included)

Exterior

• Parking: Attached garage (2 parking spaces)
• Utilities: Public water; Public sewer; Cable available; Electricity available; High speed internet
• Home design: Single family residence; House; Two-story; Resale property
• Construction: Built in 2015; Press board construction; Composition roof; Slab foundation
• Exterior features: Patio; Porch; Screened porch; Fenced yard (wood, privacy); Level, private lot; Has view

Interior

• Kitchen: Breakfast area; Breakfast bar; Breakfast room; Solid surface counters; Dishwasher; Microwave
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom (total 2.5 bathrooms)
• Heating & cooling: Electric heating; Central heating; Heat pump; Electric cooling; Central air
• Interior features: Double vanity; Separate shower; Soaking tub; Walk-in closet(s); Family room; Two levels; Has fireplace (1)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $1 ($17/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 $234k (19.4% below list).
• Recommended offer: $234k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Bonaire Middle School (math 67% / reading 68%, grade A-, #21 of 470 statewide, top 4%, 1,140 students, 32% FRL); Veterans High School (math 33% / reading 32%, grade F, #104 of 424 statewide, top 25%, 1,914 students, 30% FRL).
• Market conditions: 258 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 15 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,766 (19.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (median comp): $279,128
• List price: $289,900
• Delta: 3.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Flowing Meadows Dr	0.20mi	4/2.0	1,900 (-4%)	4mo	$267,000	$141	79
310 Rolling Acres Dr	0.36mi	3/2.0 (-1)	1,979 (+0%)	1mo	$340,000	$172	75
105 Brown Thrasher Ln	0.10mi	5/3.0 (+1)	2,070 (+5%)	8mo	$275,000	$133	74
328 Rolling Acres Dr	0.26mi	3/2.0 (-1)	1,936 (-2%)	6mo	$350,000	$181	72
243 Flowing Meadows Dr	0.11mi	4/2.5	2,169 (+10%)	10mo	$278,000	$128	70
128 Woodwinds Ct	0.57mi	4/2.0	1,916 (-3%)	0mo	$349,900	$183	66
401 Colt Ct Unit 16A - HP	0.32mi	3/2.0 (-1)	2,003 (+1%)	14mo	$327,900	$164	64
114 Woodwinds Ct	0.60mi	4/2.0	1,954 (-1%)	7mo	$354,900	$182	62
206 Flowing Meadows Dr	0.20mi	4/2.5	2,260 (+14%)	7mo	$270,000	$119	61
204 Bobtail Run	0.30mi	4/3.0	2,261 (+14%)	11mo	$394,500	$174	51
608 Rolling Acres Dr	0.11mi	3/2.0 (-1)	1,712 (-13%)	18mo	$260,000	$152	50
309 Brown Thrasher Ln	0.32mi	4/3.0	2,210 (+12%)	17mo	$376,000	$170	49

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: $-46,946
• Equity at exit: $43,225

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-41,013
• Equity at exit: $25,065

Cash invested: $81,172 (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 31047

• Home prices YoY: -14.4%
• Active inventory: 258
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,338 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$121
• HOA: −$15
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $1

Break-even live

Break-even rent $2,336

Max offer price $289,900

Occupancy floor 95%

Sensitivity live

Price	-10% $166	-5% $83	+0% $1	+5% $-81	+10% $-163
Rent	-10% $-183	-5% $-91	+0% $1	+5% $94	+10% $186
Rate	-1.0pp $147	-0.5pp $75	base $1	+0.5pp $-74	+1.0pp $-150

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,100	$1.25	45d	1	0.84mi
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,150	$1.28	22d	1	0.84mi
609 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	22d	1	0.87mi
521 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	22d	1	0.90mi
513 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	22d	1	0.90mi
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	45d	1	0.90mi
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	22d	1	1.03mi
500 Club Villa Ct Unit 2 Kathleen, GA	3.0	2.0	1250	$1,495	$1.20	45d	1	1.24mi
500 Club Villa Ct Kathleen, GA	3.0	2.0	1250	$1,495	$1.20	22d	1	1.24mi
2350 Houston Lake Rd Kathleen, GA	1.0–3.0	1.0–2.0	1093	$1,630	$1.49	14d	18	1.44mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 19 events

1. 2026-05-14
   status Pending 821-char remark

   Show marketing remark (821 chars)

   Are you looking for a home that is priced just right. Look no further! Located in the Woodlands (Sanford Place) is this charming 4 bedroom, 2 1/2 bath home offering an open floor plan and beautiful finishes throughout. The kitchen features granite countertops, tile backsplash, stainless steel appliances, and plenty of space to gather. Enjoy a formal dining room with coffered ceilings, plus hardwood floors in the foyer and dining area. The spacious family room includes a cozy wood-burning fireplace. The split floor plan leads to a large primary suite with a private bath featuring a separate shower and garden tub. Outside, enjoy the covered back porch, irrigation system, sod in the front and side yard, and a privacy-fenced backyard. Seller is contributing $5,000 toward buyer concessions with an acceptable offer!

2. 2026-05-14
   status Under Contract 821-char remark

   Show marketing remark (821 chars)

   Are you looking for a home that is priced just right. Look no further! Located in the Woodlands (Sanford Place) is this charming 4 bedroom, 2 1/2 bath home offering an open floor plan and beautiful finishes throughout. The kitchen features granite countertops, tile backsplash, stainless steel appliances, and plenty of space to gather. Enjoy a formal dining room with coffered ceilings, plus hardwood floors in the foyer and dining area. The spacious family room includes a cozy wood-burning fireplace. The split floor plan leads to a large primary suite with a private bath featuring a separate shower and garden tub. Outside, enjoy the covered back porch, irrigation system, sod in the front and side yard, and a privacy-fenced backyard. Seller is contributing $5,000 toward buyer concessions with an acceptable offer!

3. 2026-04-29
   listed $289,900 Active 821-char remark

   Show marketing remark (821 chars)

   Are you looking for a home that is priced just right. Look no further! Located in the Woodlands (Sanford Place) is this charming 4 bedroom, 2 1/2 bath home offering an open floor plan and beautiful finishes throughout. The kitchen features granite countertops, tile backsplash, stainless steel appliances, and plenty of space to gather. Enjoy a formal dining room with coffered ceilings, plus hardwood floors in the foyer and dining area. The spacious family room includes a cozy wood-burning fireplace. The split floor plan leads to a large primary suite with a private bath featuring a separate shower and garden tub. Outside, enjoy the covered back porch, irrigation system, sod in the front and side yard, and a privacy-fenced backyard. Seller is contributing $5,000 toward buyer concessions with an acceptable offer!

4. 2026-04-28
   listed $289,900 New 821-char remark
5. 2025-07-31
   historical
6. 2025-07-23
   price $285,000
7. 2025-05-17
   listed $295,000 Active
8. 2023-12-15
   historical $2,150
9. 2023-10-17
   listed $2,150
10. 2022-03-08
    soldstatus $265,000
11. 2022-03-01
    soldstatus $265,000
12. 2022-01-20
    listed $250,000
13. 2019-04-03
    soldstatus $190,000
14. 2019-03-29
    soldstatus $190,000
15. 2019-03-29
    soldstatus $190,000
16. 2019-01-18
    listed $190,000
17. 2019-01-13
    listed $190,000
18. 2015-02-27
    soldstatus $168,500
19. 2014-09-11
    listed $168,500

ⓘ 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: $2,271 · $189/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$396/yr (+$33/mo · 17.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,052
• − Mortgage interest: −$16,239
• − Property taxes: −$2,271
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$180
• − Depreciation: −$8,433
• Taxable loss: −$5,009
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $1,220/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): 20,203
• Household income: $117,332
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 11.0

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 (65%)
• Race & ethnicity: White 65% Black 18% Two or more races 12% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 94% English-only · Spanish 4% Korean 1% Tagalog/Filipino 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: ▼ -36.77%
• Current HPI: 218.1333
• 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

+72.0% since first listed

19 events — show timeline

• 2026-05-14 Pending — CGMLS
• 2026-05-14 Pending — GAMLS
• 2026-04-29 Listed $289,900 CGMLS
• 2026-04-28 Listed $289,900 GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-07-23 Price Changed $285,000 FMLS
• 2025-05-17 Listed $295,000 FMLS
• 2023-12-15 Rental Removed $2,150 FMLS
• 2023-10-17 Listed for Rent $2,150 FMLS
• 2022-03-08 Sold (Public Records) $265,000 Public Records
• 2022-03-01 Sold (MLS) $265,000 CGMLS
• 2022-01-20 Listed $250,000 CGMLS
• 2019-04-03 Sold (Public Records) $190,000 Public Records
• 2019-03-29 Sold (MLS) $190,000 CGMLS
• 2019-03-29 Sold (MLS) $190,000 GAMLS
• 2019-01-18 Listed $190,000 GAMLS
• 2019-01-13 Listed $190,000 CGMLS
• 2015-02-27 Sold (MLS) $168,500 CGMLS
• 2014-09-11 Listed $168,500 CGMLS

Property tax history

+29.7%/yr

Latest (2025): $2,271 · +5.6% YoY. Source: county tax records.