2200 A S Hwy 41 · Perry, GA 31069

$215,000

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 22 Days on market

Built 1998 1.00 ac lot $169/sqft · 22% below area Est $274k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, Move-In Ready Home on 1 Acre in Perry! Welcome to 2200A US Hwy 41 S—this freshly painted, single-story home offers comfort, convenience, and accessibility all in one. Situated on a full 1-acre lot, this 2-bedroom, 1-bath home features approximately 1,272 sq ft of living space with a functional layout and handicap accessibility for added ease of living. Houston County Taxes Only. Enjoy peace of mind with a durable metal roof and low-maintenance vinyl siding, along with central heating and air. The home also includes a covered carport and outdoor space with room to expand, garden, or simply enjoy the open setting. Location is key—conveniently positioned just off US Hwy 41 with quick access to I-75, making commuting a breeze. You’re also just minutes from Stripling’s General Store and the popular Flat Creek Public Fishing Area, perfect for outdoor recreation and weekend outings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property offers affordability, accessibility, and a prime location in Houston County.

Key facts

• Metal roof
• Covered carport
• 1 acre

Tags

• 1 ACRE
• HANDICAP ACCESSIBILITY
• METAL ROOF
• VINYL SIDING
• COVERED CARPORT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $51 ($616/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 $176k (18.0% below list).
• Recommended offer: $176k (18.0% 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.
• Market conditions: 466 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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

• It's been on market 22 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $126k; list at $215k implies a 71% 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 $176,193 (18.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.82% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $274,046
• List price: $215,000
• Delta: -21.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 A S Hwy 41	0.00mi	2/1.5	1,272 (0%)	1mo	$217,000	$171	97
114 Magnum Way	0.65mi	3/2.0 (+1)	1,314 (+3%)	18mo	$190,000	$145	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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-31,631
• Equity at exit: $32,057

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-23,587
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$124 /mo · $1,482/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $51

Break-even live

Break-even rent $1,697

Max offer price $215,000

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Haddenham Ct Perry, GA	3.0	2.0	1554	$1,950	$1.25	13d	1	0.61mi
423 Haddenham Ct Perry, GA	3.0	2.0	1554	$2,000	$1.29	43d	1	0.61mi
111 Judy Kay Way Perry, GA	3.0	2.0	1759	$2,000	$1.14	21d	1	1.13mi
114 Shasta Dr Perry, GA	3.0	2.0	1441	$1,750	$1.21	43d	1	1.35mi
200 Bristol St Perry, GA	1.0–2.0	1.0–2.0	942	$1,160	$1.23	13d	7	1.45mi

Listing history 4 events

1. 2026-05-11
   status Pending 1109-char remark

   Show marketing remark (1109 chars)

   Charming, Move-In Ready Home on 1 Acre in Perry! Welcome to 2200A US Hwy 41 S—this freshly painted, single-story home offers comfort, convenience, and accessibility all in one. Situated on a full 1-acre lot, this 2-bedroom, 1-bath home features approximately 1,272 sq ft of living space with a functional layout and handicap accessibility for added ease of living. Houston County Taxes Only. Enjoy peace of mind with a durable metal roof and low-maintenance vinyl siding, along with central heating and air. The home also includes a covered carport and outdoor space with room to expand, garden, or simply enjoy the open setting. Location is key—conveniently positioned just off US Hwy 41 with quick access to I-75, making commuting a breeze. You’re also just minutes from Stripling’s General Store and the popular Flat Creek Public Fishing Area, perfect for outdoor recreation and weekend outings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property offers affordability, accessibility, and a prime location in Houston County.

2. 2026-04-19
   listed $215,000 Active 1109-char remark

   Show marketing remark (1109 chars)

   Charming, Move-In Ready Home on 1 Acre in Perry! Welcome to 2200A US Hwy 41 S—this freshly painted, single-story home offers comfort, convenience, and accessibility all in one. Situated on a full 1-acre lot, this 2-bedroom, 1-bath home features approximately 1,272 sq ft of living space with a functional layout and handicap accessibility for added ease of living. Houston County Taxes Only. Enjoy peace of mind with a durable metal roof and low-maintenance vinyl siding, along with central heating and air. The home also includes a covered carport and outdoor space with room to expand, garden, or simply enjoy the open setting. Location is key—conveniently positioned just off US Hwy 41 with quick access to I-75, making commuting a breeze. You’re also just minutes from Stripling’s General Store and the popular Flat Creek Public Fishing Area, perfect for outdoor recreation and weekend outings. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property offers affordability, accessibility, and a prime location in Houston County.

3. 2022-06-16
   soldstatus $126,000
4. 2011-08-17
   soldstatus $65,000

ⓘ 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: $1,482 · $124/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$496/yr (+$41/mo · 33.5%)

ⓘ 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 ≥107°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: $21,143
• − Mortgage interest: −$12,043
• − Property taxes: −$1,482
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$6,255
• Taxable loss: −$3,095
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $1,359/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

• 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

+230.8% since first listed

4 events — show timeline

• 2026-05-11 Pending — CGMLS
• 2026-04-19 Listed $215,000 CGMLS
• 2022-06-16 Sold (Public Records) $126,000 Public Records
• 2011-08-17 Sold (Public Records) $65,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,482 · +17.0% YoY. Source: county tax records.