269 Perry Ln · Buchanan, GA 30113

$129,990

2 bd · 1.5 ba · 1,634 sqft · SingleFamily public records · 17 Days on market

Built 1960 0.75 ac lot $80/sqft · 48% below area Est $251k · 48% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful fixer-upper with endless potential; home is located off of a quiet road with privacy but with quick access to Hwy 27. This home is perfect for investors. SOLD AS IS.

Key facts

• 0.75 acre lot
• Parking
• Built 1960

Property features AI

Finance

• Other: Lot size approximately 0.75 acre (private); Listing terms include Cash, Conventional, FHA, VA loan, and other
• HOA & community: No HOA

Exterior

• Parking: Carport (1 parking space)
• Utilities: Public water; Septic tank sewer; Electricity available; Propane available; Cable available; Phone service available; Water available
• Home design: Single-family residence; One story; House structure; Property listed as fixer
• Construction: Built in 1960; Stone and vinyl siding exterior; Metal roof
• Exterior features: Private lot

Interior

• Kitchen: Gas water heater (appliance noted); Laundry area located in the kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring; Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Heating present (other type); Ceiling fans; Window unit(s)
• Interior features: Split bedroom plan; Crawl space basement; Family room, office
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-1 ($-14/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (14.0% below list).
• Recommended offer: $112k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.0% in Buchanan — 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 64/100 on livability (#262 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Haralson County (rural): math 36% / reading 30% proficiency, ranked #76 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 225 units permitted in Haralson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Haralson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $60k; list at $130k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,832 (14.0% 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. Built in 1960 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.86% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (median comp): $250,828
• List price: $129,990
• Delta: -48.18%
• 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
2932 Business Hwy. 27	0.12mi	3/2.0 (+1)	1,658 (+2%)	5mo	$285,000	$172	81
2986 Us Highway 27	0.06mi	3/2.0 (+1)	1,617 (-1%)	19mo	$249,000	$154	72
2986 Us Highway 27	0.08mi	3/2.0 (+1)	1,617 (-1%)	19mo	$249,000	$154	71
150 Addie Jane Ln	0.71mi	3/2.5 (+1)	1,738 (+6%)	3mo	$319,990	$184	44
35 Perry Ln	0.44mi	2/2.0	1,424 (-13%)	20mo	$251,000	$176	40
15 Weaver St	0.57mi	3/2.0 (+1)	1,389 (-15%)	4mo	$249,700	$180	38
141 Addie Jane Ln Unit TRACT 16	0.75mi	3/2.5 (+1)	1,530 (-6%)	14mo	$289,000	$189	34
147 Addie Jane Ln Lot 13	0.69mi	3/2.5 (+1)	1,738 (+6%)	19mo	$304,000	$175	32
149 Addie Jane Ln Lot 12	0.75mi	3/2.5 (+1)	1,530 (-6%)	18mo	$289,000	$189	31
147 Addie Jane Lane Lot 13	0.75mi	3/2.5 (+1)	1,738 (+6%)	19mo	$304,000	$175	30
34 Mcclure Cir	0.71mi	3/2.0 (+1)	1,450 (-11%)	16mo	$277,400	$191	28
42 Mcclure Cir	0.71mi	3/2.0 (+1)	1,450 (-11%)	20mo	$250,000	$172	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.94×
• Total profit: $70,731
• Equity at exit: $117,105

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $208,365
• Equity at exit: $252,542

Cash invested: $36,397 (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 30113

• Home prices YoY: 18.9%
• Active inventory: 56
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-1

Break-even live

Break-even rent $1,120

Max offer price $129,785

Occupancy floor 95%

Sensitivity live

Price	-10% $72	-5% $36	+0% $-1	+5% $-38	+10% $-75
Rent	-10% $-90	-5% $-45	+0% $-1	+5% $43	+10% $87
Rate	-1.0pp $64	-0.5pp $32	base $-1	+0.5pp $-35	+1.0pp $-69

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: $32,498
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-07
   listed $129,990 New 792-char remark
2. 2023-04-07
   soldstatus $60,000 Sold 175-char remark

   Show marketing remark (175 chars)

   Wonderful fixer-upper with endless potential; home is located off of a quiet road with privacy but with quick access to Hwy 27. This home is perfect for investors. SOLD AS IS.

3. 2023-04-07
   soldstatus $60,000

   Show marketing remark (175 chars)

   Wonderful fixer-upper with endless potential; home is located off of a quiet road with privacy but with quick access to Hwy 27. This home is perfect for investors. SOLD AS IS.

4. 2023-01-27
   soldstatus $65,000
5. 2023-01-06
   historical 175-char remark

   Show marketing remark (175 chars)

   Wonderful fixer-upper with endless potential; home is located off of a quiet road with privacy but with quick access to Hwy 27. This home is perfect for investors. SOLD AS IS.

6. 2022-12-27
   historical
7. 2022-12-22
   status Back On Market
8. 2022-11-01
   status Under Contract
9. 2022-10-20
   price $89,900
10. 2022-09-17
    price $115,900
11. 2022-09-05
    price $134,900
12. 2022-08-21
    listed $89,900 175-char remark

    Show marketing remark (175 chars)

    Wonderful fixer-upper with endless potential; home is located off of a quiet road with privacy but with quick access to Hwy 27. This home is perfect for investors. SOLD AS IS.

13. 2022-08-21
    listed $139,900 New

    Show marketing remark (175 chars)

    Wonderful fixer-upper with endless potential; home is located off of a quiet road with privacy but with quick access to Hwy 27. This home is perfect for investors. SOLD AS IS.

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,420
• − Mortgage interest: −$7,281
• − Property taxes: −$1,785
• − Insurance: −$650
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,782
• Taxable loss: −$2,226
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $520/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: Haralson County
• NCES district ID: 1302670
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $39,716
• Composite: 27.74/100
• National rank: #6900
• State rank: #76 of 174 in GA

Livability — Buchanan

• Score: 64/100
• State rank: #262
• US rank: #14273

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buchanan, GA
• Population (ZIP): 5,939

Population outlook (Haralson County) Hauer SSP2

• Today (2025): 29,106 people
• By 2030: 29,023 · -0.3%
• By 2040: 28,434 · -2.3%
• By 2050: 27,144 · -6.7%
• By 2075: 22,666 · -22.1%
• By 2100: 16,475 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 2% Iranian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Haralson

• 2024 margin: Solid R (+74.4) · D 12.6% · R 87.0%
• 2008→2024 swing: -16.6pp toward R · 2008: -57.8pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+74.0 2016: R+71.6 2012: R+64.2 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 63.46%
• Current HPI: 398.2621
• Rent YoY: —
• Metro: —
• 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

+44.6% since first listed

14 events — show timeline

• 2026-05-25 Listing Removed — GAMLS
• 2026-05-07 Listed $129,990 GAMLS
• 2023-04-07 Sold (Public Records) $60,000 Public Records
• 2023-04-07 Sold (MLS) $60,000 GAMLS
• 2023-01-27 Sold (Public Records) $65,000 Public Records
• 2023-01-06 Listing Removed — GAMLS
• 2022-12-27 Listing Removed — GAMLS
• 2022-12-22 Relisted — GAMLS
• 2022-11-01 Pending — GAMLS
• 2022-10-20 Price Changed $89,900 GAMLS
• 2022-09-17 Price Changed $115,900 GAMLS
• 2022-09-05 Price Changed $134,900 GAMLS
• 2022-08-21 Listed $139,900 GAMLS
• 2022-08-21 Listed $89,900 GAMLS

Property tax history

+5.9%/yr

Latest (2025): $1,785 · +62.1% YoY. Source: county tax records.