4 Perkins St · Manchester, GA 31816

$109,000

3 bd · 1.0 ba · 1,497 sqft · SingleFamily public records · 128 Days on market

Built 1910 0.31 ac lot $73/sqft · at area comps Est $113k · at est.

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +8.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to 4 Perkins Street — a 3-bedroom, 1-bath home offering comfortable living with a peaceful park-side setting. Enjoy relaxing mornings or evenings on the front porch with water views of a nearby pond and green space just across the way. Inside, you'll find fresh updates including new carpet in the main living area and a brand-new stove/oven combo in the kitchen. The metal roof adds long-term value and low maintenance appeal. A covered carport provides convenient parking, and the spacious backyard offers plenty of room to create your ideal outdoor space — whether that's a garden, play area, or entertainment setup. With its inviting and peaceful setting, this home is a great opportunity to make your move in Manchester. Schedule your private showing today.

Key facts

• 0.31 acre lot
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 5.1% in Manchester — 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 55/100 on livability (#525 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Meriwether County (rural): math 18% / reading 22% proficiency, ranked #144 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Meriwether County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k appreciation (10.0% local appreciation)).
• Meriwether County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1910 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.33% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.54%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $112,756
• List price: $109,000
• Delta: -3.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Spell St	0.25mi	3/2.0	1,574 (+5%)	10mo	$148,500	$94	67
10 Johnson Ave	0.29mi	3/2.0	1,490 (-0%)	19mo	$100,000	$67	66
77 Cordwood St	0.74mi	3/2.0	1,491 (-0%)	6mo	$155,000	$104	56
110 Young St	0.44mi	3/2.0	1,393 (-7%)	12mo	$175,000	$126	54
2 Lane St	0.26mi	4/1.0 (+1)	1,700 (+14%)	9mo	$77,000	$45	53
415 Broad St	0.58mi	3/1.5	1,438 (-4%)	15mo	$130,000	$90	52
311 3rd Ave	0.62mi	3/1.0	1,454 (-3%)	18mo	$102,900	$71	51
322 Chalybeate St	0.66mi	4/2.0 (+1)	1,456 (-3%)	8mo	$170,000	$117	49
104 4th St	0.51mi	3/2.0	1,344 (-10%)	10mo	$138,000	$103	47
407 2nd Ave	0.57mi	3/2.0	1,404 (-6%)	23mo	$188,000	$134	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.1%
• Equity multiple: 3.93×
• Total profit: $89,372
• Equity at exit: $98,196

10-year hold

• IRR: 32.8%
• Equity multiple: 8.85×
• Total profit: $239,513
• Equity at exit: $211,763

Cash invested: $30,520 (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 31816

• Home prices YoY: 8.7%
• Active inventory: 45
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $472

Break-even live

Break-even rent $853

Max offer price $109,000

Occupancy floor 62%

Sensitivity live

Price	-10% $533	-5% $502	+0% $472	+5% $441	+10% $410
Rent	-10% $357	-5% $414	+0% $472	+5% $529	+10% $586
Rate	-1.0pp $526	-0.5pp $499	base $472	+0.5pp $443	+1.0pp $415

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Walker Ave Manchester, GA	4.0	2.5	1600	$1,450	$0.91	20d	1	0.99mi

Listing history 35 events

1. 2026-06-19
   days on market $109,000 Active 128 DOM
2. 2026-06-18
   days on market $109,000 Active 127 DOM
3. 2026-06-17
   days on market $109,000 Active 126 DOM
4. 2026-06-16
   days on market $109,000 Active 125 DOM
5. 2026-06-15
   days on market $109,000 Active 124 DOM
6. 2026-06-14
   days on market $109,000 Active 122 DOM
7. 2026-06-12
   days on market $109,000 Active 121 DOM
8. 2026-06-09
   days on market $109,000 Active 118 DOM
9. 2026-06-08
   days on market $109,000 Active 117 DOM
10. 2026-06-07
    days on market $109,000 Active 116 DOM
11. 2026-06-05
    days on market $109,000 Active 113 DOM
12. 2026-06-03
    days on market $109,000 Active 112 DOM
13. 2026-06-02
    days on market $109,000 Active 111 DOM
14. 2026-06-01
    days on market $109,000 Active 110 DOM
15. 2026-05-31
    days on market $109,000 Active 109 DOM
16. 2026-05-30
    days on market $109,000 Active 108 DOM
17. 2026-04-15
    price $109,000 782-char remark

    Show marketing remark (782 chars)

    Welcome to 4 Perkins Street — a 3-bedroom, 1-bath home offering comfortable living with a peaceful park-side setting. Enjoy relaxing mornings or evenings on the front porch with water views of a nearby pond and green space just across the way. Inside, you'll find fresh updates including new carpet in the main living area and a brand-new stove/oven combo in the kitchen. The metal roof adds long-term value and low maintenance appeal. A covered carport provides convenient parking, and the spacious backyard offers plenty of room to create your ideal outdoor space — whether that's a garden, play area, or entertainment setup. With its inviting and peaceful setting, this home is a great opportunity to make your move in Manchester. Schedule your private showing today.

18. 2026-03-29
    price $115,000 782-char remark

    Show marketing remark (782 chars)

    Welcome to 4 Perkins Street — a 3-bedroom, 1-bath home offering comfortable living with a peaceful park-side setting. Enjoy relaxing mornings or evenings on the front porch with water views of a nearby pond and green space just across the way. Inside, you'll find fresh updates including new carpet in the main living area and a brand-new stove/oven combo in the kitchen. The metal roof adds long-term value and low maintenance appeal. A covered carport provides convenient parking, and the spacious backyard offers plenty of room to create your ideal outdoor space — whether that's a garden, play area, or entertainment setup. With its inviting and peaceful setting, this home is a great opportunity to make your move in Manchester. Schedule your private showing today.

19. 2026-02-11
    listed $125,000 Active 782-char remark

    Show marketing remark (782 chars)

    Welcome to 4 Perkins Street — a 3-bedroom, 1-bath home offering comfortable living with a peaceful park-side setting. Enjoy relaxing mornings or evenings on the front porch with water views of a nearby pond and green space just across the way. Inside, you'll find fresh updates including new carpet in the main living area and a brand-new stove/oven combo in the kitchen. The metal roof adds long-term value and low maintenance appeal. A covered carport provides convenient parking, and the spacious backyard offers plenty of room to create your ideal outdoor space — whether that's a garden, play area, or entertainment setup. With its inviting and peaceful setting, this home is a great opportunity to make your move in Manchester. Schedule your private showing today.

20. 2025-09-18
    soldstatus $97,000
21. 2025-09-15
    soldstatus $97,000 Sold 838-char remark

    Show marketing remark (838 chars)

    Welcome to 4 Perkins St, Manchester, GA! This charming 3-bedroom, 1-bath home offers 1,497 sq ft of comfortable living space on a generous 0.29-acre lot. Featuring a sturdy two-year-old metal roof, some updated windows, and fresh paint throughout, this home is move-in ready. The back bedroom has new carpet, and the front porch and window trim have been freshly painted, adding to the home's curb appeal. All this and a view of the city lake! Located in a quiet neighborhood just minutes from downtown Manchester, you're close to local shops, restaurants, and parks. Nearby schools include Mountain View Elementary and Manchester Middle and High Schools. Easy access to Roosevelt Hwy makes commuting a breeze. Whether you're a first-time homebuyer or looking to downsize, this well-maintained home offers comfort, charm, and convenience.

22. 2025-09-15
    soldstatus $97,000 Closed

    Show marketing remark (838 chars)

    Welcome to 4 Perkins St, Manchester, GA! This charming 3-bedroom, 1-bath home offers 1,497 sq ft of comfortable living space on a generous 0.29-acre lot. Featuring a sturdy two-year-old metal roof, some updated windows, and fresh paint throughout, this home is move-in ready. The back bedroom has new carpet, and the front porch and window trim have been freshly painted, adding to the home's curb appeal. All this and a view of the city lake! Located in a quiet neighborhood just minutes from downtown Manchester, you're close to local shops, restaurants, and parks. Nearby schools include Mountain View Elementary and Manchester Middle and High Schools. Easy access to Roosevelt Hwy makes commuting a breeze. Whether you're a first-time homebuyer or looking to downsize, this well-maintained home offers comfort, charm, and convenience.

23. 2025-08-11
    status Under Contract 838-char remark

    Show marketing remark (838 chars)

    Welcome to 4 Perkins St, Manchester, GA! This charming 3-bedroom, 1-bath home offers 1,497 sq ft of comfortable living space on a generous 0.29-acre lot. Featuring a sturdy two-year-old metal roof, some updated windows, and fresh paint throughout, this home is move-in ready. The back bedroom has new carpet, and the front porch and window trim have been freshly painted, adding to the home's curb appeal. All this and a view of the city lake! Located in a quiet neighborhood just minutes from downtown Manchester, you're close to local shops, restaurants, and parks. Nearby schools include Mountain View Elementary and Manchester Middle and High Schools. Easy access to Roosevelt Hwy makes commuting a breeze. Whether you're a first-time homebuyer or looking to downsize, this well-maintained home offers comfort, charm, and convenience.

24. 2025-08-11
    status Pending

    Show marketing remark (838 chars)

    Welcome to 4 Perkins St, Manchester, GA! This charming 3-bedroom, 1-bath home offers 1,497 sq ft of comfortable living space on a generous 0.29-acre lot. Featuring a sturdy two-year-old metal roof, some updated windows, and fresh paint throughout, this home is move-in ready. The back bedroom has new carpet, and the front porch and window trim have been freshly painted, adding to the home's curb appeal. All this and a view of the city lake! Located in a quiet neighborhood just minutes from downtown Manchester, you're close to local shops, restaurants, and parks. Nearby schools include Mountain View Elementary and Manchester Middle and High Schools. Easy access to Roosevelt Hwy makes commuting a breeze. Whether you're a first-time homebuyer or looking to downsize, this well-maintained home offers comfort, charm, and convenience.

25. 2025-08-01
    listed $95,000 Active

    Show marketing remark (838 chars)

    Welcome to 4 Perkins St, Manchester, GA! This charming 3-bedroom, 1-bath home offers 1,497 sq ft of comfortable living space on a generous 0.29-acre lot. Featuring a sturdy two-year-old metal roof, some updated windows, and fresh paint throughout, this home is move-in ready. The back bedroom has new carpet, and the front porch and window trim have been freshly painted, adding to the home's curb appeal. All this and a view of the city lake! Located in a quiet neighborhood just minutes from downtown Manchester, you're close to local shops, restaurants, and parks. Nearby schools include Mountain View Elementary and Manchester Middle and High Schools. Easy access to Roosevelt Hwy makes commuting a breeze. Whether you're a first-time homebuyer or looking to downsize, this well-maintained home offers comfort, charm, and convenience.

26. 2025-08-01
    price $95,000 838-char remark

    Show marketing remark (838 chars)

    Welcome to 4 Perkins St, Manchester, GA! This charming 3-bedroom, 1-bath home offers 1,497 sq ft of comfortable living space on a generous 0.29-acre lot. Featuring a sturdy two-year-old metal roof, some updated windows, and fresh paint throughout, this home is move-in ready. The back bedroom has new carpet, and the front porch and window trim have been freshly painted, adding to the home's curb appeal. All this and a view of the city lake! Located in a quiet neighborhood just minutes from downtown Manchester, you're close to local shops, restaurants, and parks. Nearby schools include Mountain View Elementary and Manchester Middle and High Schools. Easy access to Roosevelt Hwy makes commuting a breeze. Whether you're a first-time homebuyer or looking to downsize, this well-maintained home offers comfort, charm, and convenience.

27. 2025-07-28
    historical
28. 2025-06-19
    price $100,000
29. 2025-06-19
    price $100,000
30. 2025-04-29
    listed $100,000 New 838-char remark

    Show marketing remark (838 chars)

    Welcome to 4 Perkins St, Manchester, GA! This charming 3-bedroom, 1-bath home offers 1,497 sq ft of comfortable living space on a generous 0.29-acre lot. Featuring a sturdy two-year-old metal roof, some updated windows, and fresh paint throughout, this home is move-in ready. The back bedroom has new carpet, and the front porch and window trim have been freshly painted, adding to the home's curb appeal. All this and a view of the city lake! Located in a quiet neighborhood just minutes from downtown Manchester, you're close to local shops, restaurants, and parks. Nearby schools include Mountain View Elementary and Manchester Middle and High Schools. Easy access to Roosevelt Hwy makes commuting a breeze. Whether you're a first-time homebuyer or looking to downsize, this well-maintained home offers comfort, charm, and convenience.

31. 2025-04-29
    listed $110,000 New

    Show marketing remark (838 chars)

    Welcome to 4 Perkins St, Manchester, GA! This charming 3-bedroom, 1-bath home offers 1,497 sq ft of comfortable living space on a generous 0.29-acre lot. Featuring a sturdy two-year-old metal roof, some updated windows, and fresh paint throughout, this home is move-in ready. The back bedroom has new carpet, and the front porch and window trim have been freshly painted, adding to the home's curb appeal. All this and a view of the city lake! Located in a quiet neighborhood just minutes from downtown Manchester, you're close to local shops, restaurants, and parks. Nearby schools include Mountain View Elementary and Manchester Middle and High Schools. Easy access to Roosevelt Hwy makes commuting a breeze. Whether you're a first-time homebuyer or looking to downsize, this well-maintained home offers comfort, charm, and convenience.

32. 2024-07-16
    historical
33. 2024-06-25
    price $82,500
34. 2024-06-07
    price $87,500
35. 2024-05-28
    listed $90,000 New

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$320/yr (+$27/mo · 46.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $17,400
• − Mortgage interest: −$6,106
• − Property taxes: −$683
• − Insurance: −$545
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,171
• Taxable income: $4,112
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,672/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: Meriwether County
• NCES district ID: 1303630
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $36,287
• Composite: 16.59/100
• National rank: #9175
• State rank: #144 of 174 in GA

Livability — Manchester

• Score: 55/100
• State rank: #525
• US rank: #23555

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, GA
• Population (ZIP): 4,872

Population outlook (Meriwether County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 18,482 · -5.5%
• By 2040: 16,204 · -17.1%
• By 2050: 14,030 · -28.2%
• By 2075: 9,539 · -51.2%
• By 2100: 6,136 · -68.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2%
• Common ancestry: Portuguese 1% Italian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Meriwether

• 2024 margin: Strong R (+25.5) · D 37.1% · R 62.6%
• 2008→2024 swing: -20.0pp toward R · 2008: -5.4pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+20.6 2016: R+15.4 2012: R+5.7 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.75%
• Current HPI: 298.3716
• Rent YoY: —
• Metro: —
• 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

+21.1% since first listed

19 events — show timeline

• 2026-04-15 Price Changed $109,000 CBOR
• 2026-03-29 Price Changed $115,000 CBOR
• 2026-02-11 Listed $125,000 CBOR
• 2025-09-18 Sold (Public Records) $97,000 Public Records
• 2025-09-15 Sold (MLS) $97,000 CBOR
• 2025-09-15 Sold (MLS) $97,000 GAMLS
• 2025-08-11 Pending — GAMLS
• 2025-08-11 Pending — CBOR
• 2025-08-01 Listed $95,000 CBOR
• 2025-08-01 Price Changed $95,000 GAMLS
• 2025-07-28 Listing Removed — GAMLS
• 2025-06-19 Price Changed $100,000 CBOR
• 2025-06-19 Price Changed $100,000 GAMLS
• 2025-04-29 Listed $110,000 GAMLS
• 2025-04-29 Listed $100,000 GAMLS
• 2024-07-16 Listing Removed — GAMLS
• 2024-06-25 Price Changed $82,500 GAMLS
• 2024-06-07 Price Changed $87,500 GAMLS
• 2024-05-28 Listed $90,000 GAMLS

Property tax history

+11.1%/yr

Latest (2025): $683 · +0.7% YoY. Source: county tax records.