103 Lasseter Ln · Perry, GA 31093

$259,900

4 bd · 2.0 ba · 1,461 sqft · SingleFamily public records · 22 Days on market

Built 2017 0.55 ac lot Est $251k · at est.

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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 +12.8/30.0
• ARV discount +6.0/15.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4 bedroom, 2 bath home. Upgrades with many extras such as granite, stainless appliances, unique light fixtures, and more.

Key facts

• Spacious island
• Firepit
• Abundant cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• ABUNDANT CABINETRY
• GRANITE COUNTERTOPS
• SPACIOUS ISLAND
• COVERED BACK PORCH
• FIREPIT

Property features AI

Finance

• Other: Listing broker: KELLER WILLIAMS REALTY MIDDLE GEORGIA; Listing agent: Alicia Watson, MOB: [phone]

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: 1,508 above-grade finished area
• Exterior features: Half-acre lot (0.55 acres); Located in REMINGTON CHASE subdivision; Cul-de-sac location (per directions)

Interior

• Kitchen: Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-25 ($-298/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (22.1% below list).
• Recommended offer: $202k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Kings Chapel Elementary School (math 62% / reading 58%, grade B-, #126 of 1,228 statewide, top 10%, 632 students, 32% 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 44% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 166 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• At $2,024/mo this rent would consume 53% of the median local household income ($46k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 22 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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.
• Current owner paid $157k; list at $260k implies a 66% gain — meaningful room to come down on a strong offer.

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 $202,403 (22.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $251,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Gage Dr	0.05mi	3/2.0 (-1)	1,568 (+7%)	2mo	$265,000	$169	79
217 Ellington Ct	0.29mi	3/2.0 (-1)	1,547 (+6%)	1mo	$229,000	$148	71
216 Winsted Ct	0.52mi	4/2.0	1,415 (-3%)	2mo	$242,500	$171	69
115 Worchester Cir	0.56mi	3/2.0 (-1)	1,514 (+4%)	1mo	$264,600	$175	62
104 Ellington Ct	0.40mi	3/2.0 (-1)	1,299 (-11%)	2mo	$223,500	$172	56
106 New Hope Dr	0.67mi	3/2.0 (-1)	1,405 (-4%)	2mo	$260,000	$185	56
133 Worchester Cir	0.47mi	3/2.0 (-1)	1,608 (+10%)	1mo	$259,900	$162	55
105 Ellington Ct	0.38mi	3/2.0 (-1)	1,270 (-13%)	0mo	$224,000	$176	55
212 Haven Way	0.37mi	3/2.0 (-1)	1,270 (-13%)	2mo	$219,000	$172	54
212 Winsted Ct	0.52mi	3/2.0 (-1)	1,271 (-13%)	1mo	$228,000	$179	48
308 Haven Way	0.47mi	3/2.0 (-1)	1,250 (-14%)	2mo	$127,000	$102	47
403 Avington Chase	0.65mi	4/2.0	1,669 (+14%)	2mo	$279,500	$167	44

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-44,217
• Equity at exit: $38,752

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-42,669
• Equity at exit: $22,471

Cash invested: $72,772 (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 31093

• Rents YoY: 2.8%
• Active inventory: 166
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-25

Break-even live

Break-even rent $2,055

Max offer price $255,520

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $49	+0% $-25	+5% $-98	+10% $-172
Rent	-10% $-185	-5% $-105	+0% $-25	+5% $55	+10% $135
Rate	-1.0pp $106	-0.5pp $41	base $-25	+0.5pp $-92	+1.0pp $-161

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Ellington Ct Perry, GA	3.0	2.0	1286	$1,750	$1.36	22d	1	0.37mi
120 Worchester Cir Perry, GA	4.0	2.0	1751	$2,260	$1.29	15d	1	0.55mi
608 Daisy Dr Perry, GA	4.0	2.0	1582	$1,950	$1.23	45d	1	0.83mi
215 Rainsong Trl Perry, GA	4.0	2.0	1836	$2,450	$1.33	22d	1	1.13mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $259,900 Pending 22 DOM
2. 2026-06-05
   days on market $259,900 Active Under Contract 20 DOM
3. 2026-06-03
   days on market $259,900 Active Under Contract 19 DOM
4. 2026-06-02
   days on market $259,900 Active Under Contract 18 DOM
5. 2026-06-01
   days on market $259,900 Active Under Contract 17 DOM
6. 2026-05-31
   days on market $259,900 Active Under Contract 16 DOM
7. 2026-05-30
   days on market $259,900 Active Under Contract 15 DOM
8. 2026-05-15
   listed $259,900 Active
9. 2017-10-20
   soldstatus $157,000 131-char remark

   Show marketing remark (131 chars)

   Beautiful 4 bedroom, 2 bath home. Upgrades with many extras such as granite, stainless appliances, unique light fixtures, and more.

10. 2017-10-20
    soldstatus $157,000 131-char remark

    Show marketing remark (131 chars)

    Beautiful 4 bedroom, 2 bath home. Upgrades with many extras such as granite, stainless appliances, unique light fixtures, and more.

11. 2017-07-26
    listed $157,000 131-char remark

    Show marketing remark (131 chars)

    Beautiful 4 bedroom, 2 bath home. Upgrades with many extras such as granite, stainless appliances, unique light fixtures, and more.

12. 2008-12-02
    soldstatus $19,900

ⓘ 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: $1,831 · $153/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$561/yr (+$47/mo · 30.6%)

ⓘ 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 · 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: $24,288
• − Mortgage interest: −$14,558
• − Property taxes: −$1,831
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$7,561
• Taxable loss: −$4,847
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $866/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: 92,102
• Metro: Warner Robins, GA
• Population (ZIP): 26,872
• Household income: $45,991
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1516.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 35% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -130.35%
• Current HPI: 222.1627
• Rent YoY: ▲ 2.78%
• 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

+1206.0% since first listed

5 events — show timeline

• 2026-05-15 Listed $259,900 CGMLS
• 2017-10-20 Sold (MLS) $157,000 CGMLS
• 2017-10-20 Sold (MLS) $157,000 GAMLS
• 2017-07-26 Listed $157,000 CGMLS
• 2008-12-02 Sold (Public Records) $19,900 Public Records

Property tax history

+34.5%/yr

Latest (2025): $1,831 · +9.7% YoY. Source: county tax records.