1431 Tucker Rd · Perry, GA 31069

$275,000

3 bd · 2.0 ba · 2,007 sqft · SingleFamily public records · 33 Days on market

Built 1962 0.35 ac lot Est $287k · at est. ↓ 15% 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 +15.0/30.0
• ARV discount +9.4/15.0
• DSCR +4.6/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A true Perry charmer! Discover this well-maintained, all brick home located just minutes from the shops, restaurants and attractions of downtown Perry. Featuring 3 bedrooms and 2 bathrooms, the spacious floorplan will allow room for the entire family, offering just over 2,000 square feet. Original hardwood floors flow throughout the home, giving the interior an amazing nostalgic feel. Peace of mind lies in the architectural shingle roof that was replaced in 2024 and the HVAC unit that was replaced in 2025, complimenting the strong bones of the home itself. The beautiful landscaping gives this property amazing curb appeal to impress your family, friends and guests that visit. Not one, not two but THREE storage buildings remain with the property, two of which are wired, making room for extra storage, a workshop or hobby space. With an active spring market and this home listed under market value, act fast to secure this highly-desired Perry home today!

Key facts

• Hvac unit replaced
• All brick home
• 0.35 acre lot

Tags

• ALL BRICK HOME
• ARCHITECTURAL SHINGLE ROOF
• HVAC UNIT REPLACED
• ORIGINAL HARDWOOD FLOORS
• THREE STORAGE BUILDINGS
• WIRED STORAGE BUILDINGS

Property features AI

Finance

• Other: Property type: Single family residence (resale)
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Sewer connected; Water available
• Home design: Single family residence; Residential house; Built in 1962
• Construction: Brick exterior; Composition roof; Built in 1962; Crawl space foundation
• Exterior features: Brick construction; Composition roof; Lot approximately 0.35 acres; Lot listed as 'Other' features

Interior

• Kitchen: Cooktop; Oven; Dishwasher; Stainless steel appliances; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: One-level living; Den; Sun room; Crawl space foundation; Fireplace (1)
• Laundry & utility: Mud room / laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $223k (19.1% below list).
• Recommended offer: $223k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Tucker Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 470 students, 84% 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 average 61% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 472 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 36% 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 33 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,546 (19.1% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $287,001
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Tucker Rd	0.21mi	3/2.0	1,852 (-8%)	9mo	$216,900	$117	70
303 Shane Cir	0.21mi	3/2.5	1,851 (-8%)	12mo	$263,000	$142	66
706 Hillcrest Ave	0.45mi	3/2.0	1,885 (-6%)	6mo	$298,000	$158	64
1411 Main St	0.42mi	3/2.0	2,175 (+8%)	11mo	$595,000	$274	58
118 Quinelle Dr	0.34mi	3/2.5	2,200 (+10%)	10mo	$295,000	$134	57
1374 Cambridge Dr	0.64mi	3/3.0	1,911 (-5%)	3mo	$265,000	$139	56
1411 Main St	0.42mi	3/2.5	2,175 (+8%)	11mo	$595,000	$274	56
630 Pine Ridge St	0.43mi	3/2.0	1,715 (-14%)	4mo	$245,000	$143	52
1109 Kenwood Dr	0.63mi	4/2.0 (+1)	2,083 (+4%)	12mo	$250,000	$120	49
105 Water Run Way	0.67mi	4/2.0 (+1)	1,756 (-12%)	6mo	$294,339	$168	38
1117 Broad St	0.70mi	4/3.0 (+1)	1,832 (-9%)	10mo	$233,000	$127	36
905 Massee Ln	0.73mi	4/3.5 (+1)	2,232 (+11%)	5mo	$418,000	$187	32

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-39,340
• Equity at exit: $41,003

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-27,825
• Equity at exit: $23,777

Cash invested: $77,000 (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: 472
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $84

Break-even live

Break-even rent $2,120

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $239	-5% $161	+0% $84	+5% $6	+10% $-72
Rent	-10% $-92	-5% $-4	+0% $84	+5% $172	+10% $259
Rate	-1.0pp $222	-0.5pp $154	base $84	+0.5pp $12	+1.0pp $-60

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Christopher Luke Cir Perry, GA	3.0	2.0	1769	$2,095	$1.18	45d	1	0.25mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	23d	1	0.70mi
705 Evergreen St Perry, GA	2.0	1.5	1489	$1,400	$0.94	23d	1	0.81mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	45d	1	1.14mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	23d	1	1.14mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	15d	1	1.30mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	45d	1	1.31mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	45d	1	1.46mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	23d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $275,000 Active 33 DOM
2. 2026-06-19
   days on market $275,000 Active 31 DOM
3. 2026-06-18
   days on market $275,000 Active 30 DOM
4. 2026-06-17
   days on market $275,000 Active 29 DOM
5. 2026-06-16
   days on market $275,000 Active 28 DOM
6. 2026-06-15
   days on market $275,000 Active 27 DOM
7. 2026-06-14
   days on market $275,000 Active 25 DOM
8. 2026-06-13
   days on market $275,000 Active 24 DOM
9. 2026-06-10
   days on market $275,000 Active 22 DOM
10. 2026-06-09
    days on market $275,000 Active 21 DOM
11. 2026-06-08
    days on market $275,000 Active 20 DOM
12. 2026-06-07
    days on market $275,000 Active 19 DOM
13. 2026-06-05
    days on market $275,000 Active 16 DOM
14. 2026-06-03
    days on market $275,000 Active 15 DOM
15. 2026-06-02
    statusdays on market $275,000 Active 14 DOM
16. 2026-06-01
    days on market $275,000 New 13 DOM
17. 2026-05-31
    days on market $275,000 New 12 DOM
18. 2026-05-30
    days on market $275,000 New 11 DOM
19. 2026-05-12
    listed $325,000 Active 1075-char remark

    Show marketing remark (1075 chars)

    Lovingly well maintained for over 62 years, this 3-bedroom, 2-bathroom brick home offers approximately 2,007 sq. ft. of living space on Tucker Road in Perry, Georgia blending classic craftsmanship with original charm. Located less than a mile from Historic Downtown Perry—and within golf cart distance—you’ll enjoy easy access to shops, dining, events, and nearby public tennis courts. Inside features include original hardwood floors, plantation shutters, a spacious sunroom, and a cozy wood-burning Buck stove, along with a security system. Major updates include a newer roof and a new Carrier HVAC unit. Outside, you will find a fully fenced in backyard, a sprinkler system in both the front and back yards, a Yoder-built wood building, and two additional metal storage buildings. All major updates have been completed, leaving just a little interior updating to make it your own. Zoned for Tucker Elementary School, Perry Middle School, and Perry High School. Contact 478-955-8373 for showings or more information.

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$1,117/yr (+$93/mo · 79.0%)

ⓘ 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 · 18 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: $26,706
• − Mortgage interest: −$15,404
• − Property taxes: −$1,413
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$8,000
• Taxable loss: −$3,760
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $1,906/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

-15.4% since first listed

3 events — show timeline

• 2026-05-19 Listed $275,000 CGMLS
• 2026-05-19 Listed $275,000 GAMLS
• 2026-05-12 Listed $325,000 FSBO.com

Property tax history

+2.4%/yr

Latest (2025): $1,413 · +4.5% YoY. Source: county tax records.