528 Ansley Ave · Perry, GA 31069

$219,900

3 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 91 Days on market

Built 1978 0.34 ac lot $118/sqft · at area comps Est $227k · at est.

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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).

• Cash flow +19.8/30.0
• ARV discount +8.9/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• 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

A spacious 1862 foot home located in Perry, Georgia just minutes from downtown Perry and all of the amenities in beautiful Perry. A short drive to Ag Center and Houston County Fairgrounds, Houston County Board of Education and I 75. Home includes a wood burning fireplace and enclosed back porch with 3 bedrooms and two full baths. Less than 30 minutes from Robins Air Force Base, Frito Lay and Perdue Chicken plant. Home is tucked away in a quiet neighborhood. Call today and make Perry your new home.

Key facts

• Enclosed back porch
• 0.34 acre lot
• Built 1978

Tags

• WOOD BURNING FIREPLACE
• ENCLOSED BACK PORCH
• MINUTES FROM DOWNTOWN PERRY
• SHORT DRIVE TO AG CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/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 $204k (7.3% below list).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: 466 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% 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 $7k 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 91 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $220k implies a 305% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $226,924
• List price: $219,900
• Delta: -3.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Tucker Rd	0.20mi	3/2.0	1,852 (-0%)	9mo	$216,900	$117	83
303 Shane Cir	0.15mi	3/2.5	1,851 (-1%)	12mo	$263,000	$142	80
614 Hillcrest Ave	0.28mi	3/2.0	1,673 (-10%)	1mo	$235,000	$140	69
630 Pine Ridge St	0.33mi	3/2.0	1,715 (-8%)	4mo	$245,000	$143	68
706 Hillcrest Ave	0.54mi	3/2.0	1,885 (+1%)	6mo	$298,000	$158	68
550 Linden St	0.19mi	4/3.0 (+1)	1,680 (-10%)	14mo	$210,000	$125	54
310 Christopher Luke Cir	0.13mi	3/2.0	1,619 (-13%)	21mo	$255,000	$158	54
310 Christopher Luke Cir	0.13mi	3/2.0	1,619 (-13%)	21mo	$255,000	$158	54
444 Linden St	0.09mi	4/2.5 (+1)	2,140 (+15%)	13mo	$283,000	$132	53
700 Hillcrest Ave	0.51mi	3/2.5	1,686 (-10%)	10mo	$332,500	$197	50
606 Frank Satterfield Rd	0.37mi	3/1.5	1,586 (-15%)	14mo	$165,000	$104	44
821 Keith Dr	0.72mi	3/3.0	1,884 (+1%)	22mo	$215,000	$114	42

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-19,107
• Equity at exit: $32,788

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,438
• Equity at exit: $19,013

Cash invested: $61,572 (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: 466
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $261

Break-even live

Break-even rent $1,708

Max offer price $219,900

Occupancy floor 82%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	44d	1	0.16mi
526 Ochlahatchee Dr Perry, GA	3.0	1.5	1300	$1,550	$1.19	44d	1	0.52mi
1501 Main St Perry, GA	3.0	2.0	1254	$1,750	$1.40	44d	1	0.65mi
705 Evergreen St Perry, GA	2.0	1.5	1489	$1,400	$0.94	21d	1	0.67mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	44d	1	0.87mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	21d	1	0.87mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	21d	1	0.95mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	44d	1	1.19mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	21d	1	1.19mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	13d	1	1.31mi

Listing history 20 events

1. 2026-06-19
   days on market $219,900 Active 91 DOM
2. 2026-06-18
   days on market $219,900 Active 90 DOM
3. 2026-06-17
   days on market $219,900 Active 89 DOM
4. 2026-06-16
   days on market $219,900 Active 88 DOM
5. 2026-06-15
   days on market $219,900 Active 87 DOM
6. 2026-06-14
   days on market $219,900 Active 85 DOM
7. 2026-06-13
   days on market $219,900 Active 84 DOM
8. 2026-06-10
   days on market $219,900 Active 82 DOM
9. 2026-06-09
   days on market $219,900 Active 81 DOM
10. 2026-06-08
    days on market $219,900 Active 80 DOM
11. 2026-06-07
    days on market $219,900 Active 79 DOM
12. 2026-06-05
    days on market $219,900 Active 76 DOM
13. 2026-06-03
    days on market $219,900 Active 75 DOM
14. 2026-06-02
    days on market $219,900 Active 74 DOM
15. 2026-06-01
    days on market $219,900 Active 73 DOM
16. 2026-05-31
    days on market $219,900 Active 72 DOM
17. 2026-05-30
    days on market $219,900 Active 71 DOM
18. 2026-04-15
    price $219,900 502-char remark

    Show marketing remark (502 chars)

    A spacious 1862 foot home located in Perry, Georgia just minutes from downtown Perry and all of the amenities in beautiful Perry. A short drive to Ag Center and Houston County Fairgrounds, Houston County Board of Education and I 75. Home includes a wood burning fireplace and enclosed back porch with 3 bedrooms and two full baths. Less than 30 minutes from Robins Air Force Base, Frito Lay and Perdue Chicken plant. Home is tucked away in a quiet neighborhood. Call today and make Perry your new home.

19. 2026-03-20
    listed $259,000 New 502-char remark

    Show marketing remark (502 chars)

    A spacious 1862 foot home located in Perry, Georgia just minutes from downtown Perry and all of the amenities in beautiful Perry. A short drive to Ag Center and Houston County Fairgrounds, Houston County Board of Education and I 75. Home includes a wood burning fireplace and enclosed back porch with 3 bedrooms and two full baths. Less than 30 minutes from Robins Air Force Base, Frito Lay and Perdue Chicken plant. Home is tucked away in a quiet neighborhood. Call today and make Perry your new home.

20. 1991-02-22
    soldstatus $54,258

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$768/yr (+$64/mo · 61.2%)

ⓘ 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,457
• − Mortgage interest: −$12,318
• − Property taxes: −$1,255
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$6,397
• Taxable loss: −$526
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $3,254/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

+305.3% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $219,900 GAMLS
• 2026-03-20 Listed $259,000 GAMLS
• 1991-02-22 Sold (Public Records) $54,258 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,255 · +5.7% YoY. Source: county tax records.