208 Antiquity Cir · Perry, GA 31069

$296,935

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 103 Days on market

Built 2026 Excellent condition $145/sqft · at area comps Est $310k · at est. $33/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +9.4/15.0
• Cash flow +5.1/30.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready November 2026! The Coleman plan by Smith Douglas Homes in the new community Avalon. Step into this beautifully crafted 4-bedroom, 2.5-bath home, where modern comfort and thoughtful design come together across two spacious levels. The welcoming foyer opens to a dedicated dining room, perfect for entertaining, holidays, or flexible everyday use. The open-concept main living area seamlessly connects the family room, breakfast area, and spacious kitchen, creating an inviting space for gathering and daily living. A sleek electric fireplace adds warmth and contemporary style.

Key facts

• Ensuite bath
• Electric fireplace
• Owner's suite

Tags

• DEDICATED DINING ROOM
• OPEN CONCEPT LAYOUT
• ELECTRIC FIREPLACE
• OUTDOOR PATIO
• OWNER'S SUITE
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $297k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-689 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (40.5% below list).
• Recommended offer: $177k (40.5% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 4.8% in Perry — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Morningside Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 503 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: 772 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 103 days — a 9% lower offer ($270k) is reasonable based on typical stale-listing flexibility.

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 $176,763 (40.5% 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 103 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.94%
• DSCR: 0.56
• GRM: 14.0

CMA / ARV

• ARV (median comp): $309,733
• List price: $296,935
• Delta: -4.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Farmland Cir Lot 8 AG	0.01mi	3/2.0 (-1)	2,003 (-2%)	6mo	$370,200	$185	84
902 Washington St	0.29mi	4/3.0	2,066 (+1%)	15mo	$310,500	$150	71
906 Washington St	0.25mi	3/2.5 (-1)	2,045 (-0%)	15mo	$277,499	$136	70
202 Farmland Cir Lot 2	0.01mi	3/2.0 (-1)	1,851 (-10%)	8mo	$336,900	$182	70
120 Bramblewood Way	0.03mi	4/2.0	1,756 (-14%)	12mo	$295,339	$168	62
405 Otter's Ridge Dr	0.03mi	4/2.0	1,766 (-14%)	23mo	$302,900	$172	54
905 Massee Ln	0.50mi	4/3.5	2,232 (+9%)	10mo	$418,000	$187	50
1309 Georgia Ave	0.53mi	3/2.0 (-1)	1,899 (-8%)	12mo	$150,000	$79	46
1208 Duncan Ave	0.65mi	4/3.0	2,331 (+14%)	13mo	$357,000	$153	34

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: -34.1%
• Equity multiple: -0.11×
• Total profit: $-91,928
• Equity at exit: $44,274

10-year hold

• IRR: -43.0%
• Equity multiple: -0.64×
• Total profit: $-136,334
• Equity at exit: $25,674

Cash invested: $83,142 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 31 active · 24 under contract
• Months of supply: 26.6 mo (4%/mo absorbed)
• Median asking: $281,505 ($145/sqft)
• Median days on market: 103 d
• This list price: 68% of active listings are priced below it
• ARV vs active asking: +4.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31069

• Active inventory: 772
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$1,557
• Tax est. 1.5%: −$371 /mo · $4,454/yr
• Insurance: −$124
• HOA: −$33
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-689

Break-even live

Break-even rent $2,639

Max offer price $197,290

Occupancy floor —

Sensitivity live

Price	-10% $-483	-5% $-586	+0% $-689	+5% $-791	+10% $-894
Rent	-10% $-828	-5% $-758	+0% $-689	+5% $-619	+10% $-549
Rate	-1.0pp $-539	-0.5pp $-613	base $-689	+0.5pp $-766	+1.0pp $-844

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: $74,234
• Closing costs: $8,908
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1129 Macon Rd Perry, GA	3.0	2.0	1500	$1,500	$1.00	0d	1	0.18mi
705 Charlse Dr Perry, GA	3.0	2.0	1761	$1,600	$0.91	0d	1	0.24mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,450	$0.82	7d	1	0.38mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	5d	1	0.48mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	184d	1	0.48mi
1311 Georgia Ave Perry, GA	3.0	2.0	1716	$1,400	$0.82	36d	1	0.54mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,695	$1.10	0d	1	0.79mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	184d	1	0.79mi
1301 Tucker Rd Perry, GA	4.0	3.0	1852	$1,700	$0.92	22d	1	0.93mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	162d	1	1.06mi
528 Ansley Ave Perry, GA	3.0	2.0	1862	$1,700	$0.91	8d	1	1.15mi
105 Sherwood Rd Perry, GA	3.0	1.5	1418	$1,350	$0.95	0d	1	1.23mi
304 Christopher Luke Cir Perry, GA	3.0	2.0	1769	$2,095	$1.18	184d	1	1.24mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	184d	1	1.30mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,990	$2.42	0d	1	1.31mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	184d	1	1.31mi
316 Julianne St Perry, GA	3.0	2.0	2297	$1,825	$0.79	184d	1	1.40mi

Property features AI

Finance

• Other: List price provided (may be subject to change)

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gasElectricHeat pumpCentral air
• Home design: Single-family home (The Coleman plan)Spec new construction

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCentral air conditioning
• Interior features: Open living area (2,053 total living area)

HOA detail $33/mo · $396/yr

• Likely covers: electric

Listing history 50 events

1. 2026-11-08
   days on market $296,935 Active 103 DOM
2. 2026-11-07
   days on market $296,935 Active 102 DOM
3. 2026-11-06
   days on market $296,935 Active 101 DOM
4. 2026-11-05
   days on market $296,935 Active 100 DOM
5. 2026-11-04
   days on market $296,935 Active 99 DOM
6. 2026-11-02
   days on market $296,935 Active 97 DOM
7. 2026-11-01
   days on market $296,935 Active 96 DOM
8. 2026-10-31
   days on market $296,935 Active 95 DOM
9. 2026-10-30
   days on market $296,935 Active 94 DOM
10. 2026-10-29
    days on market $296,935 Active 93 DOM
11. 2026-10-28
    days on market $296,935 Active 92 DOM
12. 2026-10-27
    days on market $296,935 Active 91 DOM
13. 2026-10-26
    days on market $296,935 Active 90 DOM
14. 2026-10-25
    days on market $296,935 Active 89 DOM
15. 2026-10-24
    days on market $296,935 Active 88 DOM
16. 2026-10-23
    days on market $296,935 Active 87 DOM
17. 2026-10-22
    days on market $296,935 Active 86 DOM
18. 2026-10-21
    days on market $296,935 Active 85 DOM
19. 2026-10-21
    days on marketlisting id $296,935 Active 84 DOM
20. 2026-10-20
    days on market $296,935 Active 130 DOM
21. 2026-10-19
    days on market $296,935 Active 129 DOM
22. 2026-10-18
    days on market $296,935 Active 128 DOM
23. 2026-10-17
    days on market $296,935 Active 127 DOM
24. 2026-10-16
    days on market $296,935 Active 126 DOM
25. 2026-10-15
    days on market $296,935 Active 125 DOM
26. 2026-10-14
    days on market $296,935 Active 124 DOM
27. 2026-10-13
    days on market $296,935 Active 123 DOM
28. 2026-10-12
    days on market $296,935 Active 122 DOM
29. 2026-10-11
    days on market $296,935 Active 121 DOM
30. 2026-10-10
    days on market $296,935 Active 120 DOM
31. 2026-10-09
    days on market $296,935 Active 119 DOM
32. 2026-10-08
    days on market $296,935 Active 118 DOM
33. 2026-10-07
    days on market $296,935 Active 117 DOM
34. 2026-10-06
    pricedays on market $296,935 Active 116 DOM
35. 2026-10-05
    days on market $296,885 Active 115 DOM
36. 2026-10-04
    days on market $296,885 Active 114 DOM
37. 2026-10-03
    days on market $296,885 Active 113 DOM
38. 2026-10-02
    days on market $296,885 Active 112 DOM
39. 2026-10-01
    days on market $296,885 Active 111 DOM
40. 2026-09-30
    days on market $296,885 Active 110 DOM
41. 2026-09-29
    days on market $296,885 Active 109 DOM
42. 2026-09-28
    days on market $296,885 Active 108 DOM
43. 2026-09-27
    days on market $296,885 Active 107 DOM
44. 2026-09-26
    days on market $296,885 Active 106 DOM
45. 2026-09-25
    days on market $296,885 Active 105 DOM
46. 2026-09-24
    days on market $296,885 Active 104 DOM
47. 2026-09-24
    days on market $296,885 Active 103 DOM
48. 2026-09-22
    days on market $296,885 Active 102 DOM
49. 2026-09-21
    days on market $296,885 Active 101 DOM
50. 2026-09-20
    days on market $296,885 Active 100 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $21,212
• − Mortgage interest: −$16,633
• − Property taxes: −$4,454
• − Insurance: −$1,485
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − HOA: −$396
• − Depreciation: −$8,638
• Taxable loss: −$13,788
• Est. tax savings @ 24.0%: +$3,309
• After-tax cash flow: $-4,954/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 · 6 photos

Excellent 95/100 None rehab

This move-in-ready home is in excellent condition with modern finishes and a well-maintained exterior. Potential buyers and renters will appreciate the spacious layout and high-end finishes.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Add a smart home system — Modern technology can increase home value and appeal to tech-savvy buyers ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Morningside Elementary School F GA #582/1,228 Nat'l #24,950/41,679 Middle Perry Middle School C+ GA #60/470 Nat'l #3,033/14,009 High Perry High School F GA #84/424 Nat'l #9,567/17,239

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

C Composite livability gradescore 68/100

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 · 169,502 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: 19% of renters

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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%

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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%
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

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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

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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

Property features AI

Finance

• Other: List price provided (may be subject to change)

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gasElectricHeat pumpCentral air
• Home design: Single-family home (The Coleman plan)Spec new construction

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCentral air conditioning
• Interior features: Open living area (2,053 total living area)