216 Hickory Ridge Trl · Perry, GA 31047

$337,455

5 bd · 2.5 ba · 2,182 sqft · SingleFamily · 33 Days on market

Built 2025 Excellent condition Est $393k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +12.6/30.0
• Condition / age +5.0/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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

• 2 garage spots
• Built 2025
• Listed 32 days

Property features AI

Finance

• Other: Address: 216 Hickory Ridge Trl, Kathleen, GA 31047; Listing status: Active; List price available
• Financial info:
• HOA & community:

Exterior

• Parking: 2 total parking spaces, including a 2-car garage
• Security:
• Utilities:
• Home design: Single-family home (Boston plan)
• Construction:
• Exterior features: Living area approximately 2,182

Interior

• Kitchen:
• Bedrooms: 5 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling:
• Interior features: Spec new construction (Boston plan)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $337k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-44 ($-524/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (14.2% below list).
• Recommended offer: $290k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 258 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 33 days — a 3% lower offer ($327k) is reasonable based on typical stale-listing flexibility.

Recommended offer $289,673 (14.2% 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 33 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $392,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Rolling Meadow Way	0.10mi	5/2.5	2,177 (-0%)	8mo	$285,000	$131	88
122 Rolling Meadow Way	0.11mi	5/2.5	2,177 (-0%)	10mo	$325,000	$149	86
223 Hickory Ridge Trl	0.05mi	5/2.5	2,260 (+4%)	10mo	$365,000	$162	83
106 Rolling Meadow Way Lot 414	0.13mi	4/2.0 (-1)	1,953 (-10%)	1mo	$359,900	$184	69
106 Rolling Meadow Way	0.13mi	4/2.0 (-1)	1,953 (-10%)	1mo	$359,900	$184	69
108 Planters Ridge Trl	0.21mi	5/3.0	2,403 (+10%)	10mo	$434,900	$181	63
119 Fieldview Ln	0.21mi	4/2.0 (-1)	1,953 (-10%)	9mo	$350,000	$179	59
107 Fieldview Ln	0.21mi	4/2.0 (-1)	1,951 (-11%)	10mo	$355,900	$182	57
103 Fieldview Ln	0.22mi	4/2.0 (-1)	1,883 (-14%)	5mo	$345,000	$183	56
309 Sunset Ln	0.57mi	4/3.0 (-1)	2,062 (-6%)	3mo	$369,900	$179	54
243 Flowing Meadows Dr	0.73mi	4/2.5 (-1)	2,169 (-1%)	10mo	$278,000	$128	52
206 Wardlow Ln	0.70mi	4/3.0 (-1)	2,439 (+12%)	10mo	$440,000	$180	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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-57,419
• Equity at exit: $50,316

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-53,403
• Equity at exit: $29,177

Cash invested: $94,487 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,897 medium
• Mortgage (P&I): −$1,770
• Tax est. 1.5%: −$422 /mo · $5,062/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-44

Break-even live

Break-even rent $2,952

Max offer price $331,137

Occupancy floor 97%

Sensitivity live

Price	-10% $190	-5% $73	+0% $-44	+5% $-160	+10% $-277
Rent	-10% $-273	-5% $-158	+0% $-44	+5% $71	+10% $185
Rate	-1.0pp $126	-0.5pp $42	base $-44	+0.5pp $-131	+1.0pp $-220

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: $84,364
• Closing costs: $10,124
• 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	23d	1	1.00mi
109 Hidesta Ct Kathleen, GA	5.0	3.0	2657	$2,575	$0.97	45d	1	1.17mi

Listing history 11 events

1. 2026-06-10
   days on market $337,455 Active 33 DOM
2. 2026-06-09
   days on market $337,455 Active 32 DOM
3. 2026-06-08
   days on market $337,455 Active 31 DOM
4. 2026-06-07
   days on market $337,455 Active 30 DOM
5. 2026-06-05
   pricedays on market $337,455 Active 27 DOM
6. 2026-06-03
   days on market $334,955 Active 26 DOM
7. 2026-06-03
   price $334,955 Active 25 DOM
8. 2026-06-02
   days on market $333,955 Active 25 DOM
9. 2026-06-01
   days on market $333,955 Active 24 DOM
10. 2026-05-31
    days on market $333,955 Active 23 DOM
11. 2026-05-30
    days on market $333,955 Active 22 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: $34,761
• − Mortgage interest: −$18,903
• − Property taxes: −$5,062
• − Insurance: −$1,687
• − Repairs & maintenance: −$2,781
• − Management: −$2,781
• − Depreciation: −$9,817
• Taxable loss: −$6,270
• Est. tax savings @ 24.0%: +$1,505
• After-tax cash flow: $981/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 · 1 photo

Excellent 100/100 None rehab

This new two-story home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhances curb appeal and can increase property value
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers or renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can increase property value ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers or renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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