212 Kenmore Cir · Perry, GA 31069

$215,861

3 bd · 2.5 ba · 1,425 sqft · Townhouse · 116 Days on market

Built 2025 Excellent condition 2,178 sqft lot Garage $97/mo HOA · 6% of rent ↓ 6% since listing

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Gables at Agricultural Village in Perry, Georgia is an incredible opportunity for attainable homeownership in a prime location just minutes from Robins Air Force Base, I-75 and Georgia National Fairgrounds. The Museum of Aviation with the Georgia Aviation Hall of Fame located just a short drive away in Warner Robins. Plus, this is the heart of Georgia's peach-growing country so you can take advantage of fresh home grown produce. The Gables at Ag Village is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor. Home has rear patio for grilling and entertaining. Stock photos - photos are not of actual home.

Key facts

• Open concept living
• Prime location
• Quartz counter tops

Tags

• PRIME LOCATION
• OPEN CONCEPT LIVING
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTER TOPS
• MARBLE TOPS
• LARGE SHOWER WITH GLASS DOORS

🏗️ New construction. The $215,861 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $219,410.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $216k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (22.4% below list).
• Recommended offer: $168k (22.4% below list) — sets the bar for 1% rule.

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: Tucker Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 470 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: 571 active listings in the ZIP; 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 116 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $167,519 (22.4% 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 116 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 10.9

CMA / ARV

• ARV (median comp): $219,410
• List price: $215,861
• Delta: -3.07%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Kenmore Cir #13	0.04mi	3/2.5	1,425 (0%)	0mo	$212,709	$149	98
128 Kenmore Cir	0.04mi	3/2.5	1,425 (0%)	2mo	$205,671	$144	96
128 Kenmore Cir #15	0.04mi	3/2.5	1,425 (0%)	3mo	$205,671	$144	96
122 Kenmore Cir	0.05mi	3/2.5	1,425 (0%)	3mo	$210,671	$148	95
121 Kenmore Cir	0.06mi	3/2.5	1,425 (0%)	3mo	$208,135	$146	95
120 Kenmore Cir	0.05mi	3/2.5	1,425 (0%)	4mo	$199,910	$140	94
115 Kenmore Cir	0.07mi	3/2.5	1,425 (0%)	3mo	$209,716	$147	94
113 Kenmore Cir	0.08mi	3/2.5	1,425 (0%)	5mo	$219,410	$154	93
118 Kenmore Cir	0.06mi	3/2.5	1,425 (0%)	6mo	$228,000	$160	92
123 Kenmore Cir	0.06mi	3/2.5	1,425 (0%)	6mo	$234,865	$165	92
116 Kenmore Cir	0.06mi	3/2.5	1,425 (0%)	9mo	$239,410	$168	90
116 Kenmore Cir	0.06mi	3/2.5	1,425 (0%)	9mo	$239,410	$168	90

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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-53,932
• Equity at exit: $32,715

10-year hold

• IRR: -22.5%
• Equity multiple: -0.15×
• Total profit: $-70,393
• Equity at exit: $18,971

Cash invested: $61,435 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 8 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $230,910 ($162/sqft)
• Median days on market: 11 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.0% 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: 571
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$1,151
• Tax est. 1.5%: −$274 /mo · $3,291/yr
• Insurance: −$91
• HOA: −$97
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-290

Break-even live

Break-even rent $2,042

Max offer price $177,462

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-214	+0% $-290	+5% $-366	+10% $-442
Rent	-10% $-422	-5% $-356	+0% $-290	+5% $-224	+10% $-158
Rate	-1.0pp $-179	-0.5pp $-234	base $-290	+0.5pp $-347	+1.0pp $-405

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: $54,852
• Closing costs: $6,582
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Part of a larger community development (The Gables at Ag Village)
• HOA & community: Homeowners association with annual feeAnnual association fee for maintenance of groundsCommunity amenities include sidewalks and street lights

Exterior

• Parking: Attached garage (1 car) at kitchen level
• Utilities: Public waterPublic sewer220 volts electric serviceUnderground utilities
• Home design: Two levelsNew constructionBrick front with cement sidingComposition roofSlab foundationFee simple ownershipBuilt by D.R. HortonCommunity faces city street (entry via Kenmore Cir)
• Construction: Brick front and cement siding constructionComposition roofSlab foundationBuilt by D.R. HortonNew construction
• Exterior features: PatioRain guttersAsphalt road frontage on a city streetSidewalks and street lights in the community

Interior

• Kitchen: Breakfast barPantrySolid surface countersDishwasherDisposalMicrowave
• Bedrooms: Three upper-level bedroomsSplit bedroom plan
• Flooring: CarpetLaminate
• Bathrooms: Two full bathroomsOne half bathroomMaster bath with double vanity
• Heating & cooling: Central heating (electric, zoned)Central air conditioning (electric, zoned)
• Interior features: Double vanityWalk-in closetsDouble pane and insulated windows2+ common walls (townhome-style), no one above or below
• Laundry & utility: Laundry on upper levelElectric water heater

HOA detail $97/mo · $1,164/yr

• Likely covers: landscaping

Listing history 50 events

1. 2026-08-08
   days on market $215,861 Active 116 DOM
2. 2026-08-07
   days on market $215,861 Active 115 DOM
3. 2026-08-06
   days on market $215,861 Active 114 DOM
4. 2026-08-05
   price $215,861 Active 113 DOM
5. 2026-08-05
   days on market $212,671 Active 113 DOM
6. 2026-08-04
   days on market $212,671 Active 112 DOM
7. 2026-08-03
   days on market $212,671 Active 111 DOM
8. 2026-07-31
   days on market $212,671 Active 108 DOM
9. 2026-07-30
   days on market $212,671 Active 107 DOM
10. 2026-07-29
    days on market $212,671 Active 106 DOM
11. 2026-07-27
    days on market $212,671 Active 104 DOM
12. 2026-07-25
    days on market $212,671 Active 102 DOM
13. 2026-07-24
    days on market $212,671 Active 101 DOM
14. 2026-07-23
    days on market $212,671 Active 100 DOM
15. 2026-07-22
    days on market $212,671 Active 99 DOM
16. 2026-07-21
    days on market $212,671 Active 98 DOM
17. 2026-07-18
    days on market $212,671 Active 95 DOM
18. 2026-07-16
    days on market $212,671 Active 93 DOM
19. 2026-07-16
    days on market $212,671 Active 92 DOM
20. 2026-07-14
    days on market $212,671 Active 91 DOM
21. 2026-07-13
    days on market $212,671 Active 90 DOM
22. 2026-07-12
    days on market $212,671 Active 89 DOM
23. 2026-07-11
    pricedays on market $212,671 Active 88 DOM
24. 2026-07-10
    days on market $215,910 Active 87 DOM
25. 2026-07-09
    days on market $215,910 Active 86 DOM
26. 2026-07-08
    days on market $215,910 Active 85 DOM
27. 2026-07-07
    days on market $215,910 Active 84 DOM
28. 2026-07-06
    days on market $215,910 Active 83 DOM
29. 2026-07-05
    days on market $215,910 Active 82 DOM
30. 2026-07-04
    days on market $215,910 Active 81 DOM
31. 2026-07-03
    days on market $215,910 Active 80 DOM
32. 2026-07-02
    days on market $215,910 Active 79 DOM
33. 2026-07-01
    days on market $215,910 Active 78 DOM
34. 2026-06-30
    days on market $215,910 Active 77 DOM
35. 2026-06-29
    days on market $215,910 Active 76 DOM
36. 2026-06-28
    days on market $215,910 Active 75 DOM
37. 2026-06-28
    days on market $215,910 Active 74 DOM
38. 2026-06-27
    days on market $215,910 Active 73 DOM
39. 2026-06-25
    days on market $215,910 Active 71 DOM
40. 2026-06-23
    days on market $215,910 Active 69 DOM
41. 2026-06-21
    days on market $215,910 Active 68 DOM
42. 2026-06-19
    days on market $215,910 Active 66 DOM
43. 2026-06-18
    days on market $215,910 Active 65 DOM
44. 2026-06-17
    days on market $215,910 Active 64 DOM
45. 2026-06-16
    days on market $215,910 Active 63 DOM
46. 2026-06-15
    days on market $215,910 Active 62 DOM
47. 2026-06-14
    days on market $215,910 Active 60 DOM
48. 2026-06-13
    days on market $215,910 Active 59 DOM
49. 2026-06-10
    days on market $215,910 Active 57 DOM
50. 2026-06-09
    days on market $215,910 Active 56 DOM

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

Taxation est. · year 1

• Rental income: $20,102
• − Mortgage interest: −$12,290
• − Property taxes: −$3,291
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$1,164
• − Depreciation: −$6,383
• Taxable loss: −$7,339
• Est. tax savings @ 24.0%: +$1,761
• After-tax cash flow: $-1,717/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 · 12 photos

Excellent 95/100 None rehab

This move-in ready townhome in The Gables at Agricultural Village is in excellent condition with modern amenities and a prime location. It offers a great opportunity for homeownership in a desirable area.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value. ↑
• Both Adding a smart home system — Modern technology enhances convenience and adds value for both buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances improve functionality and add value for both buyers and renters. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Tucker Elementary School F GA #582/1,228 Nat'l #24,950/41,679 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

---

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

Property features AI

Finance

• Other: Part of a larger community development (The Gables at Ag Village)
• HOA & community: Homeowners association with annual feeAnnual association fee for maintenance of groundsCommunity amenities include sidewalks and street lights

Exterior

• Parking: Attached garage (1 car) at kitchen level
• Utilities: Public waterPublic sewer220 volts electric serviceUnderground utilities
• Home design: Two levelsNew constructionBrick front with cement sidingComposition roofSlab foundationFee simple ownershipBuilt by D.R. HortonCommunity faces city street (entry via Kenmore Cir)
• Construction: Brick front and cement siding constructionComposition roofSlab foundationBuilt by D.R. HortonNew construction
• Exterior features: PatioRain guttersAsphalt road frontage on a city streetSidewalks and street lights in the community

Interior

• Kitchen: Breakfast barPantrySolid surface countersDishwasherDisposalMicrowave
• Bedrooms: Three upper-level bedroomsSplit bedroom plan
• Flooring: CarpetLaminate
• Bathrooms: Two full bathroomsOne half bathroomMaster bath with double vanity
• Heating & cooling: Central heating (electric, zoned)Central air conditioning (electric, zoned)
• Interior features: Double vanityWalk-in closetsDouble pane and insulated windows2+ common walls (townhome-style), no one above or below
• Laundry & utility: Laundry on upper levelElectric water heater

Price history

-6.5% since first listed

7 events — show timeline

• 2026-06-07 Listed $215,910 CGMLS
• 2026-05-06 Price Changed $215,910 FMLS
• 2026-05-06 Price Changed $215,910 GAMLS
• 2026-05-06 Price Changed $215,910 Zillow
• 2026-04-14 Listed $230,910 FMLS
• 2026-04-14 Listed $230,910 GAMLS
• 2026-04-02 Listed $230,910 Zillow