320 Haven Way · Perry, GA 31069

$249,900

3 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 9 Days on market

Built 2014 $147/sqft · 6% above area Est $235k · 6% over

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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 +14.7/30.0
• ARV discount +4.7/15.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 320 Haven Way in the desirable New Haven subdivision of Perry, Georgia! This beautifully maintained 3-bedroom, 2-bath home offers 1,698 square feet of comfortable living space with a thoughtfully designed split floor plan. Built in 2014, this home features multiple builder upgrades, beautiful interior details, and a spacious layout perfect for everyday living. The large primary suite includes a stunning bathroom with walk-in closets, creating the perfect private retreat. Enjoy relaxing evenings on the nice back porch overlooking the backyard, plus the convenience of a two-car garage. Located in Perry, this property offers a peaceful country feel while still being just minutes from shopping, dining, and local amenities. Whether you're a first-time buyer or looking to downsize without sacrificing quality, this home is a must-see!

Key facts

• Builder upgrades
• Split floor plan
• Walk-in closets

Tags

• SPLIT FLOOR PLAN
• BUILDER UPGRADES
• WALK-IN CLOSETS
• BACK PORCH
• PEACEFUL COUNTRY FEEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $65 ($778/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 $204k (18.4% below list).
• Recommended offer: $204k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 33% 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $203,909 (18.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $235,176
• List price: $249,900
• Delta: 6.26%
• 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
133 Worchester Cir	0.12mi	3/2.0	1,608 (-5%)	1mo	$259,900	$162	85
115 Worchester Cir	0.07mi	3/2.0	1,514 (-11%)	1mo	$264,600	$175	78
217 Ellington Ct	0.29mi	3/2.0	1,547 (-9%)	1mo	$229,000	$148	71
208 Mahan Dr	0.69mi	3/2.0	1,675 (-1%)	0mo	$273,000	$163	65
610 Daisy Dr	0.34mi	4/2.0 (+1)	1,541 (-9%)	2mo	$270,000	$175	63
128 Gage Dr	0.53mi	3/2.0	1,568 (-8%)	2mo	$265,000	$169	61
122 Rocky Rd	0.46mi	4/2.0 (+1)	1,541 (-9%)	1mo	$287,000	$186	58
132 Sadie Heights Blvd	0.48mi	4/2.0 (+1)	1,541 (-9%)	4mo	$279,000	$181	54
102 Dawson Wyatt Ct	0.52mi	3/2.0	1,469 (-14%)	0mo	$269,000	$183	53
112 Kanza Trl	0.56mi	3/2.0	1,470 (-13%)	3mo	$255,000	$173	49
106 Cassandra Ann Way	0.59mi	3/2.0	1,469 (-14%)	1mo	$261,900	$178	49
121 Rambo Way	0.67mi	4/2.0 (+1)	1,518 (-11%)	0mo	$280,000	$184	46

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-36,447
• Equity at exit: $37,261

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-26,748
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $65

Break-even live

Break-even rent $1,957

Max offer price $249,900

Occupancy floor 92%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Worchester Cir Perry, GA	4.0	2.0	1751	$2,260	$1.29	13d	1	0.13mi
108 Ellington Ct Perry, GA	3.0	2.0	1286	$1,750	$1.36	20d	1	0.16mi
608 Daisy Dr Perry, GA	4.0	2.0	1582	$1,950	$1.23	43d	1	0.34mi
204 Mahan Dr Perry, GA	4.0	2.0	2197	$2,350	$1.07	20d	1	0.71mi

Listing history 2 events

1. 2026-05-13
   listed $260,000 Active 855-char remark

   Show marketing remark (855 chars)

   Welcome home to 320 Haven Way in the desirable New Haven subdivision of Perry, Georgia! This beautifully maintained 3-bedroom, 2-bath home offers 1,698 square feet of comfortable living space with a thoughtfully designed split floor plan. Built in 2014, this home features multiple builder upgrades, beautiful interior details, and a spacious layout perfect for everyday living. The large primary suite includes a stunning bathroom with walk-in closets, creating the perfect private retreat. Enjoy relaxing evenings on the nice back porch overlooking the backyard, plus the convenience of a two-car garage. Located in Perry, this property offers a peaceful country feel while still being just minutes from shopping, dining, and local amenities. Whether you're a first-time buyer or looking to downsize without sacrificing quality, this home is a must-see!

2. 2026-05-11
   listed $260,000 New 855-char remark

   Show marketing remark (855 chars)

   Welcome home to 320 Haven Way in the desirable New Haven subdivision of Perry, Georgia! This beautifully maintained 3-bedroom, 2-bath home offers 1,698 square feet of comfortable living space with a thoughtfully designed split floor plan. Built in 2014, this home features multiple builder upgrades, beautiful interior details, and a spacious layout perfect for everyday living. The large primary suite includes a stunning bathroom with walk-in closets, creating the perfect private retreat. Enjoy relaxing evenings on the nice back porch overlooking the backyard, plus the convenience of a two-car garage. Located in Perry, this property offers a peaceful country feel while still being just minutes from shopping, dining, and local amenities. Whether you're a first-time buyer or looking to downsize without sacrificing quality, this home is a must-see!

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$722/yr (+$60/mo · 45.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 19 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: $24,469
• − Mortgage interest: −$13,998
• − Property taxes: −$1,577
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$7,270
• Taxable loss: −$3,541
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $1,628/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

+0.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $260,000 CGMLS
• 2026-05-11 Listed $260,000 GAMLS

Property tax history

+40.7%/yr

Latest (2025): $1,577 · +6.5% YoY. Source: county tax records.