Warner Plan · Perry, GA 31069

$259,000

3 bd · 2.5 ba · 1,660 sqft · SingleFamily · 398 Days on market

Excellent condition ↓ 10% 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 +10.6/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home is ready for modern lifestyles. On the first floor, a luxurious owner's suite provides a tranquil retreat near a spacious open-concept floorplan where the kitchen, dining room and family room meet. Two additional bedrooms and a versatile loft are located on the second floor.

Key facts

• 2 garage spots
• Listed 397 days

🏗️ New construction. The $259,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $266,454.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $259k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (16.5% below list).
• Recommended offer: $216k (16.5% 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: 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: 772 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% 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 398 days — a 12% lower offer ($228k) 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 $216,221 (16.5% 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 398 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.81% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $266,454
• List price: $259,000
• Delta: -2.80%
• 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
1915 Highway 127 Rd	0.21mi	3/2.0	1,674 (+1%)	16mo	$800,000	$478	74
109 Ritz Ln	0.48mi	3/2.0	1,625 (-2%)	2mo	$265,000	$163	71
204 Hampton Chase	0.62mi	4/2.0 (+1)	1,720 (+4%)	4mo	$308,000	$179	55
105 Bedford Ct. Ct	0.58mi	4/2.0 (+1)	1,765 (+6%)	3mo	$297,000	$168	53
102 N Haven Ln	0.58mi	4/2.0 (+1)	1,589 (-4%)	7mo	$269,900	$170	53
311 Sugarloaf Pkwy	0.53mi	3/2.0	1,434 (-14%)	1mo	$245,000	$171	50
112 Bedford Ct	0.55mi	4/2.0 (+1)	1,633 (-2%)	18mo	$260,000	$159	50
305 Sugarloaf Pkwy	0.50mi	3/2.0	1,503 (-10%)	14mo	$255,000	$170	48
105 Eagles Ridge Ct	0.61mi	4/3.0 (+1)	1,794 (+8%)	4mo	$282,000	$157	47
301 Sugarloaf Pkwy	0.49mi	3/2.0	1,451 (-13%)	22mo	$240,730	$166	36

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-51,632
• Equity at exit: $39,729

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-55,756
• Equity at exit: $23,038

Cash invested: $74,607 (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: 9 active · 17 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $268,000 ($149/sqft)
• Median days on market: 114 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +7.9% 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: 772
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,397
• Tax est. 1.5%: −$333 /mo · $3,997/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-133

Break-even live

Break-even rent $2,331

Max offer price $247,171

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-41	+0% $-133	+5% $-225	+10% $-317
Rent	-10% $-304	-5% $-219	+0% $-133	+5% $-48	+10% $38
Rate	-1.0pp $1	-0.5pp $-65	base $-133	+0.5pp $-202	+1.0pp $-273

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: $66,614
• Closing costs: $7,994
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Billboard Ave Unit 113 Perry, GA	3.0	3.5	1928	$2,150	$1.12	0d	1	0.08mi
113 Billboard Ave Unit 113 Perry, GA	3.0	3.5	1928	$2,295	$1.19	12d	1	0.08mi
111 Prospect Ave Perry, GA	3.0	2.5	1657	$2,350	$1.42	0d	1	0.13mi
111 Prospect Ave Perry, GA	3.0	2.5	1657	$2,350	$1.42	24d	1	0.13mi
110 Palmetto Ave Perry, GA	3.0	2.5	1657	$2,400	$1.45	28d	1	0.14mi
317 Grayton Way Perry, GA	3.0	2.0	1384	$1,600	$1.16	184d	1	0.35mi
210 Grayton Way Perry, GA	2.0	2.0	1320	$1,450	$1.10	0d	1	0.40mi
215 Rainsong Trl Perry, GA	4.0	2.0	1836	$2,450	$1.33	162d	1	0.46mi
207 Sugarloaf Pkwy Perry, GA	3.0	2.0	1500	$1,850	$1.23	10d	1	0.46mi
119 Washington Place Dr Perry, GA	3.0	2.0	1354	$1,600	$1.18	184d	1	0.48mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	184d	1	0.77mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	184d	1	0.79mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,990	$2.42	0d	1	0.79mi
105 Sherwood Rd Perry, GA	3.0	1.5	1418	$1,350	$0.95	0d	1	0.96mi
118 Kingston Village Dr Perry, GA	2.0	2.0	1092	$1,325	$1.21	9d	1	1.06mi
112 Gwendolyn Ave Perry, GA	3.0	2.0	1817	$2,425	$1.33	26d	1	1.24mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	162d	1	1.24mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	184d	1	1.30mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	0d	1	1.30mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	12d	1	1.30mi
245 Lake Joy Rd Perry, GA	3.0	1.5	1124	$1,500	$1.33	184d	1	1.31mi
103 Hattie Ct Perry, GA	3.0	2.0	1762	$1,900	$1.08	0d	1	1.32mi
103 Hattie Ct Perry, GA	3.0	2.0	1762	$1,900	$1.08	12d	1	1.32mi
111 Judy Kay Way Perry, GA	3.0	2.0	1759	$2,000	$1.14	162d	1	1.33mi
1334 Parkway Dr Perry, GA	2.0	1.0	1131	$1,200	$1.06	40d	1	1.43mi
200 Bristol St Perry, GA	1.0–2.0	1.0–2.0	942	$1,160	$1.23	154d	7	1.48mi

Listing history 50 events

1. 2026-11-08
   days on market $259,000 Active 398 DOM
2. 2026-11-07
   days on market $259,000 Active 397 DOM
3. 2026-11-06
   days on market $259,000 Active 396 DOM
4. 2026-11-05
   days on market $259,000 Active 395 DOM
5. 2026-11-04
   days on market $259,000 Active 394 DOM
6. 2026-11-02
   days on market $259,000 Active 392 DOM
7. 2026-11-01
   days on market $259,000 Active 391 DOM
8. 2026-10-31
   days on market $259,000 Active 390 DOM
9. 2026-10-30
   days on market $259,000 Active 389 DOM
10. 2026-10-29
    days on market $259,000 Active 388 DOM
11. 2026-10-28
    days on market $259,000 Active 387 DOM
12. 2026-10-27
    days on market $259,000 Active 386 DOM
13. 2026-10-26
    days on market $259,000 Active 385 DOM
14. 2026-10-25
    days on market $259,000 Active 384 DOM
15. 2026-10-24
    days on market $259,000 Active 383 DOM
16. 2026-10-23
    days on market $259,000 Active 382 DOM
17. 2026-10-22
    days on market $259,000 Active 381 DOM
18. 2026-10-21
    days on market $259,000 Active 380 DOM
19. 2026-10-20
    days on market $259,000 Active 379 DOM
20. 2026-10-19
    days on market $259,000 Active 378 DOM
21. 2026-10-18
    days on market $259,000 Active 377 DOM
22. 2026-10-17
    days on market $259,000 Active 376 DOM
23. 2026-10-16
    days on market $259,000 Active 375 DOM
24. 2026-10-15
    days on market $259,000 Active 374 DOM
25. 2026-10-14
    days on market $259,000 Active 373 DOM
26. 2026-10-13
    days on market $259,000 Active 372 DOM
27. 2026-10-12
    days on market $259,000 Active 371 DOM
28. 2026-10-11
    days on market $259,000 Active 370 DOM
29. 2026-10-10
    days on market $259,000 Active 369 DOM
30. 2026-10-09
    days on market $259,000 Active 368 DOM
31. 2026-10-08
    days on market $259,000 Active 367 DOM
32. 2026-10-07
    days on market $259,000 Active 366 DOM
33. 2026-10-06
    days on market $259,000 Active 365 DOM
34. 2026-10-05
    days on market $259,000 Active 364 DOM
35. 2026-10-04
    days on market $259,000 Active 363 DOM
36. 2026-10-03
    days on market $259,000 Active 362 DOM
37. 2026-10-02
    days on market $259,000 Active 361 DOM
38. 2026-10-01
    days on market $259,000 Active 360 DOM
39. 2026-09-30
    days on market $259,000 Active 359 DOM
40. 2026-09-29
    days on market $259,000 Active 358 DOM
41. 2026-09-28
    days on market $259,000 Active 357 DOM
42. 2026-09-27
    days on market $259,000 Active 356 DOM
43. 2026-09-26
    days on market $259,000 Active 355 DOM
44. 2026-09-25
    days on market $259,000 Active 354 DOM
45. 2026-09-24
    days on market $259,000 Active 353 DOM
46. 2026-09-24
    days on market $259,000 Active 352 DOM
47. 2026-09-22
    days on market $259,000 Active 351 DOM
48. 2026-09-21
    days on market $259,000 Active 350 DOM
49. 2026-09-20
    days on market $259,000 Active 349 DOM
50. 2026-09-19
    days on market $259,000 Active 348 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: $25,947
• − Mortgage interest: −$14,926
• − Property taxes: −$3,997
• − Insurance: −$1,332
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$7,751
• Taxable loss: −$6,211
• Est. tax savings @ 24.0%: +$1,491
• After-tax cash flow: $-108/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 · 1 photo

Excellent 100/100 None rehab

This new two-story home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

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 Interior cleaning — A clean interior can make the home more appealing to potential buyers or renters ↑

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%
• 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

-9.8% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $267,985 Zillow
• 2026-04-25 Price Changed $257,985 Zillow
• 2026-04-04 Price Changed $297,985 Zillow
• 2026-03-02 Price Changed $327,900 Zillow
• 2025-12-25 Price Changed $326,900 Zillow
• 2025-10-06 Listed $296,990 Zillow