Colbert Plan · Perry, GA 31069

$268,000

4 bd · 2.5 ba · 1,817 sqft · SingleFamily · 353 Days on market

Excellent condition ↓ 5% since listing

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home features a luxurious owner's suite on the first floor, offering a serene retreat with a full bathroom and generous walk-in closet, while an open-concept floorplan blends the kitchen, living and dining areas to maximize interior space. On the second floor, two additional bedrooms surround a versatile loft.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT FLOORPLAN
• VERSATILE LOFT

🏗️ New construction. The $268,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,837.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $268k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (14.2% below list).
• Recommended offer: $230k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.8% in Perry — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Langston Road Elementary School (math 58% / reading 53%, grade C, #173 of 1,228 statewide, top 14%, 867 students, 49% 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 at 49% FRL track the district average.
• Market conditions: 692 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 37% 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 $8k 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 353 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $230,006 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $277,837
• List price: $268,000
• Delta: -3.54%
• 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
105 Eagles Ridge Ct	0.61mi	4/3.0	1,794 (-1%)	3mo	$282,000	$157	65
105 Bedford Ct. Ct	0.58mi	4/2.0	1,765 (-3%)	2mo	$297,000	$168	65
204 Hampton Chase	0.62mi	4/2.0	1,720 (-5%)	2mo	$308,000	$179	58
109 Ritz Ln	0.48mi	3/2.0 (-1)	1,625 (-11%)	0mo	$265,000	$163	53
112 Lighterknot Trl	0.60mi	4/2.0	1,960 (+8%)	5mo	$344,900	$176	53
106 Tilden Way	0.52mi	4/2.0	1,973 (+9%)	10mo	$346,000	$175	51
106 Tilden Way	0.52mi	4/2.0	1,973 (+9%)	10mo	$346,000	$175	51
108 Lighterknot Trl	0.59mi	4/2.0	1,986 (+9%)	5mo	$349,000	$176	51
101 Lighterknot Trl	0.60mi	4/2.0	1,990 (+10%)	4mo	$335,000	$168	51
104 Reedy Ct	0.50mi	3/2.0 (-1)	1,960 (+8%)	12mo	$339,080	$173	46
102 N Haven Ln	0.58mi	4/2.0	1,589 (-12%)	6mo	$269,900	$170	45
111 Tilden Way	0.56mi	3/2.0 (-1)	2,003 (+10%)	9mo	$355,000	$177	42

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-51,548
• Equity at exit: $41,426

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-53,195
• Equity at exit: $24,022

Cash invested: $77,794 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 11 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $270,388 ($163/sqft)
• Median days on market: 45 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -5.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31069

• Active inventory: 692
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$1,457
• Tax est. 1.5%: −$347 /mo · $4,168/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-103

Break-even live

Break-even rent $2,430

Max offer price $262,930

Occupancy floor 99%

Sensitivity live

Price	-10% $89	-5% $-7	+0% $-103	+5% $-199	+10% $-295
Rent	-10% $-285	-5% $-194	+0% $-103	+5% $-12	+10% $79
Rate	-1.0pp $37	-0.5pp $-32	base $-103	+0.5pp $-175	+1.0pp $-248

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: $69,459
• Closing costs: $8,335
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Billboard Ave Unit 113 Perry, GA	3.0	3.5	1928	$2,400	$1.24	6d	1	0.08mi
317 Grayton Way Perry, GA	3.0	2.0	1384	$1,600	$1.16	139d	1	0.35mi
215 Rainsong Trl Perry, GA	4.0	2.0	1836	$2,450	$1.33	117d	1	0.46mi
119 Washington Place Dr Perry, GA	3.0	2.0	1354	$1,600	$1.18	139d	1	0.48mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	139d	1	0.77mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	139d	1	0.79mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	117d	1	0.79mi
105 Sherwood Rd Perry, GA	3.0	1.5	1418	$1,350	$0.95	6d	1	0.96mi
112 Gwendolyn Ave Perry, GA	3.0	2.0	1817	$2,425	$1.33	6d	1	1.24mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	117d	1	1.24mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	139d	1	1.30mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	117d	1	1.30mi
103 Hattie Ct Perry, GA	3.0	2.0	1762	$1,900	$1.08	4d	1	1.32mi
111 Judy Kay Way Perry, GA	3.0	2.0	1759	$2,000	$1.14	117d	1	1.33mi
102 Copper John Ct Perry, GA	4.0	2.5	2454	$2,600	$1.06	117d	1	1.48mi

Listing history 50 events

1. 2026-09-24
   days on market $268,000 Active 353 DOM
2. 2026-09-24
   days on market $268,000 Active 352 DOM
3. 2026-09-22
   days on market $268,000 Active 351 DOM
4. 2026-09-21
   days on market $268,000 Active 350 DOM
5. 2026-09-20
   days on market $268,000 Active 349 DOM
6. 2026-09-19
   days on market $268,000 Active 348 DOM
7. 2026-09-18
   days on market $268,000 Active 347 DOM
8. 2026-09-17
   days on market $268,000 Active 346 DOM
9. 2026-09-16
   days on market $268,000 Active 345 DOM
10. 2026-09-15
    days on market $268,000 Active 344 DOM
11. 2026-09-15
    price $268,000 Active 343 DOM
12. 2026-09-14
    days on market $267,000 Active 343 DOM
13. 2026-09-13
    days on market $267,000 Active 342 DOM
14. 2026-09-12
    days on market $267,000 Active 341 DOM
15. 2026-09-11
    days on market $267,000 Active 340 DOM
16. 2026-09-05
    days on market $267,000 Active 334 DOM
17. 2026-09-04
    days on market $267,000 Active 333 DOM
18. 2026-09-03
    pricedays on market $267,000 Active 332 DOM
19. 2026-08-31
    days on market $281,000 Active 329 DOM
20. 2026-08-30
    days on market $281,000 Active 328 DOM
21. 2026-08-29
    days on market $281,000 Active 327 DOM
22. 2026-08-28
    days on market $281,000 Active 326 DOM
23. 2026-08-27
    days on market $281,000 Active 325 DOM
24. 2026-08-26
    days on market $281,000 Active 324 DOM
25. 2026-08-25
    days on market $281,000 Active 323 DOM
26. 2026-08-24
    days on market $281,000 Active 322 DOM
27. 2026-08-23
    days on market $281,000 Active 321 DOM
28. 2026-08-22
    days on market $281,000 Active 320 DOM
29. 2026-08-21
    days on market $281,000 Active 319 DOM
30. 2026-08-20
    days on market $281,000 Active 318 DOM
31. 2026-08-19
    days on market $281,000 Active 317 DOM
32. 2026-08-18
    days on market $281,000 Active 316 DOM
33. 2026-08-17
    days on market $281,000 Active 315 DOM
34. 2026-08-16
    days on market $281,000 Active 314 DOM
35. 2026-08-15
    days on market $281,000 Active 313 DOM
36. 2026-08-14
    days on market $281,000 Active 312 DOM
37. 2026-08-13
    days on market $281,000 Active 311 DOM
38. 2026-08-12
    days on market $281,000 Active 310 DOM
39. 2026-08-11
    days on market $281,000 Active 309 DOM
40. 2026-08-10
    days on market $281,000 Active 308 DOM
41. 2026-08-09
    days on market $281,000 Active 307 DOM
42. 2026-08-08
    days on market $281,000 Active 306 DOM
43. 2026-08-07
    days on market $281,000 Active 305 DOM
44. 2026-08-06
    days on market $281,000 Active 304 DOM
45. 2026-08-05
    days on market $281,000 Active 303 DOM
46. 2026-08-04
    days on market $281,000 Active 302 DOM
47. 2026-08-03
    days on market $281,000 Active 301 DOM
48. 2026-07-31
    days on market $281,000 Active 298 DOM
49. 2026-07-30
    days on market $281,000 Active 297 DOM
50. 2026-07-29
    days on market $281,000 Active 296 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7/10 Severe 78% 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: $27,601
• − Mortgage interest: −$15,563
• − Property taxes: −$4,168
• − Insurance: −$1,389
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$8,083
• Taxable loss: −$6,018
• Est. tax savings @ 24.0%: +$1,444
• After-tax cash flow: $208/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.

Condition & rehab AI · 5 photos

Excellent 100/100 None rehab

This new two-story home is in excellent condition with no visible repairs or maintenance needed. It offers a luxurious owner's suite and an open-concept floorplan, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can increase property value ↑
• Both Window treatments — Improves energy efficiency and enhances home's curb appeal ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Langston Road Elementary School C GA #173/1,228 Nat'l #9,513/41,679 Middle Perry Middle School C+ GA #60/470 Nat'l #3,033/14,009 High Perry High School F GA #84/424 Nat'l #9,567/17,239

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

C Composite livability gradescore 68/100

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 · 169,502 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: 19% of renters

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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%

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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%

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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

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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

-4.8% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $275,985 Zillow
• 2026-04-25 Price Changed $265,985 Zillow
• 2026-04-04 Price Changed $260,985 Zillow
• 2026-03-24 Price Changed $290,900 Zillow
• 2026-03-02 Price Changed $320,900 Zillow
• 2025-12-25 Price Changed $319,900 Zillow
• 2025-10-06 Listed $289,990 Zillow