208 Antiquity Cir · Perry, GA 31069

$296,885

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 7 Days on market

Built 2026 Excellent condition Est $320k · 7% 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).

• Cash flow +11.6/30.0
• ARV discount +10.8/15.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready September 2026! The Coleman plan by Smith Douglas Homes in the new community Avalon. Step into this beautifully crafted 4bedroom, 2.5bath home, where modern comfort and thoughtful design come together across two spacious levels. The welcoming foyer opens to a dedicated dining room at the front of the home, an ideal setting for hosting dinners, celebrating holidays, or creating a versatile space that fits your lifestyle. Expansive sight lines draw you toward the back of the home, where the openconcept layout seamlessly blends the family room, breakfast area, and spacious kitchen. A sleek electric fireplace adds warmth and contemporary character to the family room, creating a co

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

Property features AI

Finance

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

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas; Electric; Heat pump; Central 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 heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open living area (2,053 total living area)

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 $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (16.5% below list).
• Recommended offer: $248k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 40% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $247,852 (16.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $320,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Springfield Ct	0.49mi	4/2.5	1,897 (-8%)	2mo	$240,000	$127	63
214 Farmland Cir Lot 8 AG	0.60mi	3/2.0 (-1)	2,003 (-2%)	2mo	$370,200	$185	59
1202 Fairway Dr	0.67mi	3/2.0 (-1)	2,040 (-1%)	9mo	$318,000	$156	54
1202 Fairway Dr	0.67mi	3/2.0 (-1)	2,040 (-1%)	9mo	$318,000	$156	54
905 Chapel Ridge Dr	0.62mi	4/2.5	2,013 (-2%)	17mo	$292,500	$145	54
205 Farmland Cir	0.72mi	5/3.0 (+1)	2,125 (+4%)	1mo	$379,900	$179	52
102 Ridge Circle North Cir	0.63mi	4/2.0	1,848 (-10%)	2mo	$240,000	$130	50
1309 Georgia Ave	0.57mi	3/2.0 (-1)	1,899 (-8%)	7mo	$150,000	$79	48
202 Farmland Cir Lot 2	0.60mi	3/2.0 (-1)	1,851 (-10%)	3mo	$336,900	$182	46
120 Bramblewood Way	0.62mi	4/2.0	1,756 (-14%)	8mo	$295,339	$168	38
405 Otter's Ridge Dr	0.62mi	4/2.0	1,766 (-14%)	18mo	$302,900	$172	31
105 N Ridge Cir	0.67mi	3/2.0 (-1)	1,783 (-13%)	21mo	$203,000	$114	23

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-54,037
• Equity at exit: $44,267

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-54,585
• Equity at exit: $25,669

Cash invested: $83,128 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,479 high
• Mortgage (P&I): −$1,557
• Tax est. 1.5%: −$371 /mo · $4,453/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-94

Break-even live

Break-even rent $2,597

Max offer price $283,330

Occupancy floor 99%

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: $74,221
• Closing costs: $8,907
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	13d	1	0.40mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	20d	1	0.58mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	43d	1	0.58mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	43d	1	1.04mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	20d	1	1.04mi
111 Judy Kay Way Perry, GA	3.0	2.0	1759	$2,000	$1.14	20d	1	1.08mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	20d	1	1.14mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	43d	1	1.14mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	43d	1	1.22mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	20d	1	1.29mi

Listing history 7 events

1. 2026-06-19
   days on market $296,885 Active 7 DOM
2. 2026-06-18
   days on market $296,885 Active 6 DOM
3. 2026-06-17
   days on market $296,885 Active 5 DOM
4. 2026-06-16
   days on market $296,885 Active 4 DOM
5. 2026-06-15
   days on market $296,885 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $296,885 Active 1 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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,742
• − Mortgage interest: −$16,630
• − Property taxes: −$4,453
• − Insurance: −$1,484
• − Repairs & maintenance: −$2,379
• − Management: −$2,379
• − Depreciation: −$8,637
• Taxable loss: −$6,221
• Est. tax savings @ 24.0%: +$1,493
• After-tax cash flow: $369/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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): 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