409 Rolling Acres Dr · Perry, GA 31047

$271,500

4 bd · 2.5 ba · 2,274 sqft · SingleFamily public records · 38 Days on market

Built 2016 9,583 sqft lot $119/sqft · 24% below area Est $358k · 24% under $15/mo HOA · 1% of rent

---

Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of room in this 4 bedroom 2.5 bath with open floorplan. Formal dining and large main bedroom.

Key facts

• 9,583 sq ft lot
• Garage
• Built 2016

Property features AI

Finance

• Other: Lot about 0.22 acre; Located in The Woodlands Sanford Place subdivision; Address: Kathleen, GA 31047
• HOA & community: Homeowners association with a $180 fee (fee does not include additional services)

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Electricity available on property
• Home design: Single family residence; House structure; Resale property; Built in 2016
• Construction: Vinyl siding; Other roof
• Exterior features: Private lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms and 1 half bathroom; Main level half bath
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Two-level layout; Family room; Laundry room; One fireplace
• Laundry & utility: Laundry room (other features)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/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 $265k (2.4% below list).
• Recommended offer: $263k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); Bonaire Middle School (math 67% / reading 68%, grade A-, #21 of 470 statewide, top 4%, 1,140 students, 32% FRL); Veterans High School (math 33% / reading 32%, grade F, #104 of 424 statewide, top 25%, 1,914 students, 30% FRL) — zoned schools average 30% FRL vs 46% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 57% at this address vs 44% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Houston County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 258 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 38 days — a 3% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $263,355 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $357,588
• List price: $271,500
• Delta: -24.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Flowing Meadows Dr	0.16mi	4/2.5	2,324 (+2%)	6mo	$280,000	$120	84
204 Flowing Meadows Dr	0.28mi	4/2.5	2,382 (+5%)	4mo	$287,500	$121	76
404 Rolling Acres Dr	0.06mi	4/2.5	2,613 (+15%)	3mo	$354,000	$135	70
126 Blue Mist Ln	0.69mi	4/3.0	2,299 (+1%)	2mo	$405,000	$176	62
310 Rolling Acres Dr	0.24mi	3/2.0 (-1)	1,979 (-13%)	1mo	$340,000	$172	60
124 Blue Mist Ln	0.69mi	4/2.0	2,328 (+2%)	3mo	$395,000	$170	59
106 Gracetree Way	0.53mi	4/3.0	2,435 (+7%)	5mo	$402,000	$165	57
129 Windborne Ct	0.37mi	4/3.0	2,598 (+14%)	1mo	$480,700	$185	56
202 Brook Hollow Ct	0.56mi	5/3.0 (+1)	2,414 (+6%)	4mo	$410,000	$170	53
107 Windborne Ct	0.52mi	5/3.0 (+1)	2,472 (+9%)	2mo	$422,900	$171	53
110 Bella Ct	0.66mi	4/2.5	2,558 (+12%)	2mo	$374,900	$147	47
307 Foxberry Nook	0.69mi	5/3.0 (+1)	2,569 (+13%)	3mo	$420,000	$163	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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-22,100
• Equity at exit: $40,482

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $8,842
• Equity at exit: $23,474

Cash invested: $76,020 (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 31047

• Home prices YoY: -14.4%
• Active inventory: 258
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$1,424
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$113
• HOA: −$15
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $344

Break-even live

Break-even rent $2,214

Max offer price $271,500

Occupancy floor 82%

Sensitivity live

Price	-10% $498	-5% $421	+0% $344	+5% $268	+10% $191
Rent	-10% $135	-5% $240	+0% $344	+5% $449	+10% $554
Rate	-1.0pp $481	-0.5pp $413	base $344	+0.5pp $274	+1.0pp $202

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: $67,875
• Closing costs: $8,145
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Hidesta Ct Kathleen, GA	5.0	3.0	2657	$2,575	$0.97	45d	1	0.23mi
609 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	22d	1	0.93mi
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,150	$1.28	22d	1	0.94mi
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,100	$1.25	45d	1	0.94mi
513 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	22d	1	0.94mi
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	45d	1	0.94mi
521 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	22d	1	0.94mi
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	22d	1	1.11mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 37 events

1. 2026-06-21
   days on market $271,500 Active 38 DOM
2. 2026-06-19
   days on market $271,500 Active 36 DOM
3. 2026-06-18
   days on market $271,500 Active 35 DOM
4. 2026-06-17
   days on market $271,500 Active 34 DOM

   Show marketing remark (98 chars)

   Lots of room in this 4 bedroom 2.5 bath with open floorplan. Formal dining and large main bedroom.

5. 2026-06-16
   days on market $271,500 Active 33 DOM
6. 2026-06-15
   days on market $271,500 Active 32 DOM
7. 2026-06-14
   days on market $271,500 Active 30 DOM
8. 2026-06-13
   days on market $271,500 Active 29 DOM
9. 2026-06-10
   days on market $271,500 Active 27 DOM
10. 2026-06-09
    days on market $271,500 Active 26 DOM
11. 2026-06-08
    days on market $271,500 Active 25 DOM
12. 2026-06-07
    days on market $271,500 Active 24 DOM
13. 2026-06-05
    days on market $271,500 Active 21 DOM
14. 2026-06-03
    days on market $271,500 Active 20 DOM
15. 2026-06-02
    days on market $271,500 Active 19 DOM
16. 2026-06-01
    days on market $271,500 Active 18 DOM
17. 2026-05-31
    days on market $271,500 Active 17 DOM
18. 2026-05-30
    days on market $271,500 Active 16 DOM
19. 2026-05-13
    listed $271,500 Active 98-char remark

    Show marketing remark (98 chars)

    Lots of room in this 4 bedroom 2.5 bath with open floorplan. Formal dining and large main bedroom.

20. 2026-05-13
    listed $271,500 New 98-char remark

    Show marketing remark (98 chars)

    Lots of room in this 4 bedroom 2.5 bath with open floorplan. Formal dining and large main bedroom.

21. 2026-05-13
    listed $271,500 Active

    Show marketing remark (98 chars)

    Lots of room in this 4 bedroom 2.5 bath with open floorplan. Formal dining and large main bedroom.

22. 2024-05-14
    soldstatus $297,000
23. 2024-05-09
    soldstatus $297,000 Closed
24. 2024-05-09
    soldstatus $297,000 Sold
25. 2024-03-28
    status Under Contract
26. 2024-03-28
    status Pending
27. 2024-03-18
    price $295,000
28. 2024-03-18
    price $295,000
29. 2024-02-08
    listed $300,000 Active
30. 2024-01-16
    listed $300,000 New
31. 2020-11-20
    soldstatus $225,000
32. 2020-11-10
    soldstatus $225,000
33. 2020-10-09
    listed $225,000
34. 2016-05-11
    soldstatus $185,500
35. 2016-05-11
    soldstatus $185,500
36. 2016-02-04
    listed $185,500
37. 2016-02-04
    listed $185,500

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,498 · $208/mo
• Expected delta: +$132/yr (+$11/mo · 5.6%)

ⓘ 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 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,798
• − Mortgage interest: −$15,208
• − Property taxes: −$2,365
• − Insurance: −$1,358
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$180
• − Depreciation: −$7,898
• Taxable loss: −$299
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $4,204/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): 20,203
• Household income: $117,332
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 11.0

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 (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%

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

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

+42.9% since first listed

20 events — show timeline

• 2026-06-17 Price Changed $265,000 CGMLS
• 2026-05-13 Listed $271,500 MGMLS
• 2026-05-13 Listed $271,500 GAMLS
• 2026-05-13 Listed $271,500 CGMLS
• 2024-05-14 Sold (Public Records) $297,000 Public Records
• 2024-05-09 Sold (MLS) $297,000 CGMLS
• 2024-05-09 Sold (MLS) $297,000 GAMLS
• 2024-03-28 Pending — GAMLS
• 2024-03-28 Pending — CGMLS
• 2024-03-18 Price Changed $295,000 GAMLS
• 2024-03-18 Price Changed $295,000 CGMLS
• 2024-02-08 Listed $300,000 CGMLS
• 2024-01-16 Listed $300,000 GAMLS
• 2020-11-20 Sold (Public Records) $225,000 Public Records
• 2020-11-10 Sold (MLS) $225,000 CGMLS
• 2020-10-09 Listed $225,000 CGMLS
• 2016-05-11 Sold (MLS) $185,500 CGMLS
• 2016-05-11 Sold (MLS) $185,500 GAMLS
• 2016-02-04 Listed $185,500 CGMLS
• 2016-02-04 Listed $185,500 GAMLS

Property tax history

+38.0%/yr

Latest (2025): $2,365 · +0.0% YoY. Source: county tax records.