Boston Plan · Perry, GA 31047

$318,400

5 bd · 2.5 ba · 2,177 sqft · SingleFamily · 521 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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home is designed to meet modern families' needs. The first floor hosts an open-plan layout connecting the kitchen, dining room and living room. A laundry room is conveniently situated on the main floor. Upstairs, a versatile loft provides additional shared-living space, while five bedrooms include a lavish owner's suite with a generously sized walk-in closet and luxe bathroom.

Key facts

• Laundry room
• Walk-in closet
• Luxe bathroom

Tags

• OPEN-PLAN LAYOUT
• LAUNDRY ROOM
• VERSATILE LOFT
• WALK-IN CLOSET
• LUXE BATHROOM

🏗️ New construction. The $318,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $333,037.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $318k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-4 ($-53/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (8.7% below list).
• Recommended offer: $280k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• Zoned schools: Matthew Arthur Elementary School (math 72% / reading 71%, grade A-, #47 of 1,228 statewide, top 4%, 873 students, 29% FRL); Perry Middle School (math 53% / reading 51%, grade C+, #60 of 470 statewide, top 13%, 1,070 students, 51% FRL); Veterans High School (math 33% / reading 32%, grade F, #104 of 424 statewide, top 25%, 1,914 students, 30% FRL).
• Market conditions: 333 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $10k 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 521 days — a 12% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Recommended offer $280,192 (12.0% 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 521 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $333,037
• List price: $318,400
• Delta: -4.40%
• 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
130 Rolling Meadow Way	0.02mi	5/2.5	2,177 (0%)	9mo	$285,000	$131	91
122 Rolling Meadow Way	0.02mi	5/2.5	2,177 (0%)	11mo	$325,000	$149	90
223 Hickory Ridge Trl	0.11mi	5/2.5	2,260 (+4%)	11mo	$365,000	$162	79
106 Rolling Meadow Way	0.03mi	4/2.0 (-1)	1,953 (-10%)	3mo	$359,900	$184	72
106 Rolling Meadow Way Lot 414	0.03mi	4/2.0 (-1)	1,953 (-10%)	3mo	$359,900	$184	72
207 Old Hollow Way	0.16mi	5/3.0	2,499 (+15%)	2mo	$440,000	$176	64
119 Fieldview Ln	0.09mi	4/2.0 (-1)	1,953 (-10%)	10mo	$350,000	$179	63
107 Fieldview Ln	0.11mi	4/2.0 (-1)	1,951 (-10%)	11mo	$355,900	$182	61
103 Fieldview Ln	0.13mi	4/2.0 (-1)	1,883 (-14%)	6mo	$345,000	$183	59
508 Amberley Ct	0.65mi	4/2.0 (-1)	2,052 (-6%)	2mo	$300,000	$146	51
243 Flowing Meadows Dr	0.74mi	4/2.5 (-1)	2,169 (-0%)	11mo	$278,000	$128	50
309 Sunset Ln	0.68mi	4/3.0 (-1)	2,062 (-5%)	5mo	$369,900	$179	48

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-54,205
• Equity at exit: $49,657

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-47,387
• Equity at exit: $28,795

Cash invested: $93,250 (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: 28 active · 10 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $336,900 ($174/sqft)
• Median days on market: 114 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -11.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31047

• Home prices YoY: -14.4%
• Active inventory: 333
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,908 medium
• Mortgage (P&I): −$1,746
• Tax est. 1.5%: −$416 /mo · $4,996/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-4

Break-even live

Break-even rent $2,913

Max offer price $332,395

Occupancy floor 95%

Sensitivity live

Price	-10% $226	-5% $111	+0% $-4	+5% $-120	+10% $-235
Rent	-10% $-234	-5% $-119	+0% $-4	+5% $110	+10% $225
Rate	-1.0pp $163	-0.5pp $80	base $-4	+0.5pp $-91	+1.0pp $-179

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: $83,259
• Closing costs: $9,991
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Linda Sue Ln Kathleen, GA	4.0	2.0	1976	$1,700	$0.86	70d	1	1.10mi
109 Hidesta Ct Kathleen, GA	5.0	3.0	2657	$2,575	$0.97	93d	1	1.16mi

Listing history 50 events

1. 2026-08-08
   days on market $318,400 Active 521 DOM
2. 2026-08-07
   days on market $318,400 Active 520 DOM
3. 2026-08-06
   days on market $318,400 Active 519 DOM
4. 2026-08-05
   days on market $318,400 Active 518 DOM
5. 2026-08-04
   days on market $318,400 Active 517 DOM
6. 2026-08-03
   days on market $318,400 Active 516 DOM
7. 2026-07-31
   days on market $318,400 Active 513 DOM
8. 2026-07-30
   days on market $318,400 Active 512 DOM
9. 2026-07-29
   days on market $318,400 Active 511 DOM
10. 2026-07-27
    days on market $318,400 Active 509 DOM
11. 2026-07-25
    days on market $318,400 Active 507 DOM
12. 2026-07-24
    days on market $318,400 Active 506 DOM
13. 2026-07-23
    days on market $318,400 Active 505 DOM
14. 2026-07-22
    days on market $318,400 Active 504 DOM
15. 2026-07-21
    days on market $318,400 Active 503 DOM
16. 2026-07-18
    days on market $318,400 Active 500 DOM
17. 2026-07-16
    days on market $318,400 Active 498 DOM
18. 2026-07-16
    days on market $318,400 Active 497 DOM
19. 2026-07-14
    days on market $318,400 Active 496 DOM
20. 2026-07-13
    days on market $318,400 Active 495 DOM
21. 2026-07-12
    days on market $318,400 Active 494 DOM
22. 2026-07-11
    days on market $318,400 Active 493 DOM
23. 2026-07-10
    days on market $318,400 Active 492 DOM
24. 2026-07-09
    days on market $318,400 Active 491 DOM
25. 2026-07-08
    days on market $318,400 Active 490 DOM
26. 2026-07-07
    days on market $318,400 Active 489 DOM
27. 2026-07-06
    days on market $318,400 Active 488 DOM
28. 2026-07-05
    days on market $318,400 Active 487 DOM
29. 2026-07-04
    days on market $318,400 Active 486 DOM
30. 2026-07-03
    days on market $318,400 Active 485 DOM
31. 2026-07-02
    days on market $318,400 Active 484 DOM
32. 2026-07-01
    days on market $318,400 Active 483 DOM
33. 2026-06-30
    days on market $318,400 Active 482 DOM
34. 2026-06-29
    days on market $318,400 Active 481 DOM
35. 2026-06-28
    days on market $318,400 Active 480 DOM
36. 2026-06-28
    days on market $318,400 Active 479 DOM
37. 2026-06-27
    days on market $318,400 Active 478 DOM
38. 2026-06-25
    days on market $318,400 Active 476 DOM
39. 2026-06-23
    days on market $318,400 Active 474 DOM
40. 2026-06-21
    days on market $318,400 Active 473 DOM
41. 2026-06-19
    days on market $318,400 Active 471 DOM
42. 2026-06-18
    days on market $318,400 Active 470 DOM
43. 2026-06-17
    days on market $318,400 Active 469 DOM
44. 2026-06-16
    days on market $318,400 Active 468 DOM
45. 2026-06-15
    days on market $318,400 Active 467 DOM
46. 2026-06-14
    days on market $318,400 Active 465 DOM
47. 2026-06-13
    days on market $318,400 Active 464 DOM
48. 2026-06-10
    days on market $318,400 Active 462 DOM
49. 2026-06-09
    days on market $318,400 Active 461 DOM
50. 2026-06-08
    days on market $318,400 Active 460 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: $34,893
• − Mortgage interest: −$18,655
• − Property taxes: −$4,996
• − Insurance: −$1,665
• − Repairs & maintenance: −$2,791
• − Management: −$2,791
• − Depreciation: −$9,688
• Taxable loss: −$5,694
• Est. tax savings @ 24.0%: +$1,367
• After-tax cash flow: $1,313/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 two-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with potential for further value increases through minor exterior updates and smart home features.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Both Adding smart home features — Can increase both resale and rental value by making the home more energy-efficient and convenient for potential buyers and renters. ↑

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Matthew Arthur Elementary School A- GA #47/1,228 Nat'l #3,160/41,679 Middle Perry Middle School C+ GA #60/470 Nat'l #3,033/14,009 High Veterans High School F GA #104/424 Nat'l #10,333/17,239

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): 20,203
• Household income: $117,332
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 3% 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 (65%)
• Race & ethnicity: White 65% Black 18% Two or more races 12% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 94% English-only · Spanish 4% Korean 1% Tagalog/Filipino 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: ▼ -36.77%
• Current HPI: 218.1333
• 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

-9.6% since first listed

3 events — show timeline

• 2026-03-02 Price Changed $315,900 Zillow
• 2026-01-10 Price Changed $314,900 Zillow
• 2025-03-05 Listed $349,400 Zillow