122 Eastview Ave · Perry, GA 31047

$247,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 32 Days on market

Built 2002 0.40 ac lot Est $263k · 6% 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).

• Cash flow +14.2/30.0
• ARV discount +10.3/15.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great one owner home with large privacy fenced backyard. Covered front and back porches. Spacious kitchen with great eat-in area. Refrigerator to remain. Separate walk-in laundry room with cabinets for storage. Enjoy relaxing in the roomy greatroom with gas log fireplace. Lots of space to enjoy family and friends. Three bedrooms that are all very inviting and spacious. Jetted tub in master bath for relaxation after a long day! Enjoy the nice backyard that is big enough for those family gatherings and ball games! Roof new in May 2022; New a/c in 2025; hot water heater new approx. 2-3 yrs. County only taxes. Great and convenient location and great school system. Call today for your appt to

Key facts

• Gas log fireplace
• 0.4 acre lot
• 2 garage spots

Tags

• PRIVACY FENCED BACKYARD
• COVERED FRONT AND BACK PORCHES
• SEPARATE WALK-IN LAUNDRY ROOM
• GAS LOG FIREPLACE
• JETTED TUB IN MASTER BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $39 ($467/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 $197k (20.2% below list).
• Recommended offer: $197k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Matthew Arthur Elementary School (math 72% / reading 71%, grade A-, #47 of 1,228 statewide, top 4%, 873 students, 29% FRL); 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) — zoned schools average 30% FRL vs 46% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 57% at this address vs 44% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Houston County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 258 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 32 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $167k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $197,013 (20.2% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.80% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $263,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Eastview Ave	0.00mi	3/2.0	1,470 (0%)	1mo	$241,000	$164	99
125 Eastwick Dr	0.09mi	3/2.0	1,258 (-14%)	5mo	$223,000	$177	68
110 Forest Haven Way	0.15mi	3/2.0	1,620 (+10%)	12mo	$289,980	$179	66
104 Forest Haven Way	0.15mi	3/2.0	1,620 (+10%)	13mo	$289,980	$179	66
114 Forest Haven Way	0.15mi	3/2.0	1,620 (+10%)	13mo	$289,980	$179	65
105 Forest Haven Way	0.15mi	3/2.0	1,675 (+14%)	12mo	$299,825	$179	60
328 Flowing Meadows Dr	0.63mi	3/2.0	1,486 (+1%)	12mo	$239,900	$161	59
532 Bristleleaf Path	0.65mi	3/2.0	1,675 (+14%)	1mo	$306,525	$183	46
516 Bristleleaf Path	0.65mi	3/2.0	1,675 (+14%)	1mo	$306,525	$183	46
137 Broomsedge Ln	0.54mi	4/2.0 (+1)	1,650 (+12%)	7mo	$260,000	$158	44
227 Willowbrook	0.65mi	3/2.0	1,620 (+10%)	13mo	$289,980	$179	42
206 Willowbrook	0.65mi	3/2.0	1,675 (+14%)	12mo	$299,825	$179	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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-37,633
• Equity at exit: $36,829

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-29,930
• Equity at exit: $21,356

Cash invested: $69,160 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$1,295
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $39

Break-even live

Break-even rent $1,921

Max offer price $247,000

Occupancy floor 93%

Sensitivity live

Price	-10% $179	-5% $109	+0% $39	+5% $-31	+10% $-101
Rent	-10% $-117	-5% $-39	+0% $39	+5% $117	+10% $195
Rate	-1.0pp $163	-0.5pp $102	base $39	+0.5pp $-25	+1.0pp $-90

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Club Villa Ct Kathleen, GA	2.0	2.0	1250	$1,375	$1.10	45d	1	0.73mi
504 Club Villa Ct Kathleen, GA	2.0	2.0	1250	$1,375	$1.10	23d	1	0.73mi
500 Club Villa Ct Unit 2 Kathleen, GA	3.0	2.0	1250	$1,495	$1.20	45d	1	0.76mi
500 Club Villa Ct Kathleen, GA	3.0	2.0	1250	$1,495	$1.20	23d	1	0.76mi
408 # 1 CT Unit Villa Court unit Kathleen, GA	2.0	2.0	1250	$1,375	$1.10	15d	1	0.77mi
2350 Houston Lake Rd Kathleen, GA	1.0–3.0	1.0–2.0	1093	$1,630	$1.49	15d	18	0.96mi
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,100	$1.25	45d	1	1.28mi
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,150	$1.28	23d	1	1.28mi
609 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	23d	1	1.35mi
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	45d	1	1.39mi
521 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	23d	1	1.39mi
513 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	23d	1	1.39mi
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	23d	1	1.48mi

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-03-31
   price $247,000
3. 2026-03-14
   listed $255,000 Active
4. 2001-02-06
   soldstatus $167,400

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$841/yr (+$70/mo · 58.8%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $23,642
• − Mortgage interest: −$13,836
• − Property taxes: −$1,431
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$7,185
• Taxable loss: −$3,829
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $1,386/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): 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

+47.6% since first listed

4 events — show timeline

• 2026-04-15 Pending — CGMLS
• 2026-03-31 Price Changed $247,000 CGMLS
• 2026-03-14 Listed $255,000 CGMLS
• 2001-02-06 Sold (Public Records) $167,400 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,431 · +4.8% YoY. Source: county tax records.