624 Pine Ridge St · Perry, GA 31069

$169,900

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 170 Days on market

Built 1961 0.30 ac lot $123/sqft · 13% above area Est $161k · 5% over

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Why this score? — see what drove the C 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.1/10.0
• ARV discount +5.1/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

Key facts

• Concrete porch
• Blue vertical siding
• U shaped layout

Tags

• BLUE VERTICAL SIDING
• TAN BRICK
• SPACIOUS FRONT LAWN
• CONCRETE PORCH
• BRIGHT LIVING ROOM
• U SHAPED LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Market conditions: 466 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 30% 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 $1k of loan paydown is wiped out by about $5k 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 170 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (median comp): $161,324
• List price: $169,900
• Delta: 5.32%
• 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
535 Ansley Ave	0.25mi	3/2.0	1,344 (-3%)	1mo	$183,000	$136	79
634 Pine Ridge St	0.10mi	3/2.0	1,288 (-7%)	2mo	$200,000	$155	79
1207 Tucker Rd	0.12mi	3/1.0	1,224 (-11%)	2mo	$150,000	$123	73
531 Ansley Ave	0.28mi	3/2.0	1,368 (-1%)	11mo	$180,000	$132	72
620 Pine Ridge St	0.04mi	3/2.0	1,562 (+13%)	4mo	$220,000	$141	69
1403 Elizabeth Ave	0.28mi	2/1.0 (-1)	1,262 (-9%)	9mo	$214,900	$170	60
1440 Elizabeth Ave	0.53mi	3/2.0	1,338 (-3%)	8mo	$220,000	$164	60
1101 Tucker Rd	0.25mi	2/1.0 (-1)	1,232 (-11%)	8mo	$147,000	$119	59
1502 Main St	0.62mi	3/2.0	1,450 (+5%)	1mo	$199,000	$137	58
1431 Elizabeth Ave	0.49mi	3/2.0	1,300 (-6%)	8mo	$219,900	$169	57
1406 Main St	0.53mi	3/2.0	1,482 (+7%)	5mo	$161,000	$109	55
1408 Main St	0.53mi	3/2.0	1,565 (+13%)	11mo	$223,000	$142	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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-793
• Equity at exit: $25,333

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $33,638
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$891
• Tax from tax record: −$106 /mo · $1,278/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $420

Break-even live

Break-even rent $1,352

Max offer price $169,900

Occupancy floor 73%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Christopher Luke Cir Perry, GA	3.0	2.0	1769	$2,095	$1.18	43d	1	0.39mi
705 Evergreen St Perry, GA	2.0	1.5	1489	$1,400	$0.94	21d	1	0.40mi
1501 Main St Perry, GA	3.0	2.0	1254	$1,750	$1.40	43d	1	0.61mi
526 Ochlahatchee Dr Perry, GA	3.0	1.5	1300	$1,550	$1.19	43d	1	0.72mi
1055 Morningside Dr Perry, GA	2.0	2.0	900	$995	$1.11	21d	1	0.74mi
1055 Morningside Dr Unit 1E Perry, GA	2.0	1.5	900	$995	$1.11	43d	1	0.76mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	43d	1	0.83mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	21d	1	0.83mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	21d	1	0.84mi
1112 3rd St Unit B Perry, GA	2.0	2.0	1200	$1,500	$1.25	43d	1	0.86mi
1108 Washington St Perry, GA	2.0	2.0	1136	$1,600	$1.41	43d	1	0.87mi
1009 Northside Dr Perry, GA	2.0	2.0	1008	$2,150	$2.13	43d	1	0.91mi
1009 Northside Dr Perry, GA	2.0	2.0	1008	$2,150	$2.13	21d	1	0.91mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	43d	1	0.95mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	21d	1	0.95mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	13d	1	1.04mi
1814 Kings Chapel Rd Perry, GA	2.0	1.0	875	$995	$1.14	43d	1	1.18mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	43d	1	1.41mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	21d	1	1.41mi

Listing history 21 events

1. 2026-05-31
   status $169,900 Pending 170 DOM
2. 2026-05-30
   days on market $169,900 Active 170 DOM
3. 2026-02-25
   price $174,900
4. 2026-01-23
   price $184,900
5. 2026-01-15
   price $192,000
6. 2024-05-22
   soldstatus $162,500
7. 2024-04-23
   soldstatus $162,500 Closed 262-char remark

   Show marketing remark (262 chars)

   Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

8. 2024-04-23
   soldstatus $162,500 Closed

   Show marketing remark (262 chars)

   Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

9. 2024-04-01
   historical Active Under Contract

   Show marketing remark (262 chars)

   Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

10. 2024-04-01
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

11. 2024-03-18
    price $155,000

    Show marketing remark (262 chars)

    Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

12. 2024-03-18
    price $155,000 262-char remark

    Show marketing remark (262 chars)

    Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

13. 2024-03-15
    historical
14. 2024-03-08
    price $165,000

    Show marketing remark (262 chars)

    Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

15. 2024-03-08
    price $165,000

    Show marketing remark (262 chars)

    Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

16. 2024-03-08
    price $165,000 262-char remark

    Show marketing remark (262 chars)

    Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

17. 2024-02-23
    listed $185,000 Active 262-char remark

    Show marketing remark (262 chars)

    Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

18. 2024-02-23
    listed $185,000 Active

    Show marketing remark (262 chars)

    Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

19. 2024-02-23
    listed $185,000 New

    Show marketing remark (262 chars)

    Updated 3 bedroom/1 bath single level home. This home features various updates with new paint, new flooring, new fixtures, new kitchen appliances including fridge, new granite countertops, new HVAC, new plumbing, new roof, new hot water heater, & much more!

20. 2022-06-06
    soldstatus $62,000
21. 1988-06-29
    soldstatus $37,000

ⓘ 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: $1,278 · $106/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$285/yr (+$24/mo · 22.3%)

ⓘ 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 · 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: $22,612
• − Mortgage interest: −$9,517
• − Property taxes: −$1,278
• − Insurance: −$850
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$4,943
• Taxable income: $2,407
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $4,467/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): 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

+372.7% since first listed

19 events — show timeline

• 2026-02-25 Price Changed $174,900 CGMLS
• 2026-01-23 Price Changed $184,900 CGMLS
• 2026-01-15 Price Changed $192,000 CGMLS
• 2024-05-22 Sold (Public Records) $162,500 Public Records
• 2024-04-23 Sold (MLS) $162,500 MGMLS
• 2024-04-23 Sold (MLS) $162,500 CGMLS
• 2024-04-01 Contingent — MGMLS
• 2024-04-01 Pending — CGMLS
• 2024-03-18 Price Changed $155,000 MGMLS
• 2024-03-18 Price Changed $155,000 CGMLS
• 2024-03-15 Listing Removed — GAMLS
• 2024-03-08 Price Changed $165,000 GAMLS
• 2024-03-08 Price Changed $165,000 MGMLS
• 2024-03-08 Price Changed $165,000 CGMLS
• 2024-02-23 Listed $185,000 GAMLS
• 2024-02-23 Listed $185,000 MGMLS
• 2024-02-23 Listed $185,000 CGMLS
• 2022-06-06 Sold (Public Records) $62,000 Public Records
• 1988-06-29 Sold (Public Records) $37,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,278 · +63.6% YoY. Source: county tax records.