610 Amherst St · Perry, GA 31047

$270,000

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 4 Days on market

Built 2007 Est $296k · 9% 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 +14.4/30.0
• ARV discount +11.4/15.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sun-drenched and charming, this delightful 3-bedroom, 2-bath home offers the ideal layout for easy living. Features include bright living spaces, gleaming hardwood floors, and a private, landscaped backyard patio. Screend front porch. Perfectly situated just minutes from top-rated schools, local shopping, and major commuting routes. Don't miss this opportunity to own a fantastic property in a highly desirable neighborhood!

Key facts

• Screened front porch
• Top-rated schools
• Local shopping

Tags

• LANDSCAPED BACKYARD PATIO
• SCREENED FRONT PORCH
• TOP-RATED SCHOOLS
• LOCAL SHOPPING
• MAJOR COMMUTING ROUTES
• HIGHLY DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• Other: Rental special listing condition
• HOA & community: No HOA; Community park

Exterior

• Parking: Attached garage; 2 parking spaces (garage)
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available
• Home design: Single family residence; House; One story; Resale property
• Construction: Built in 2007; Brick, stucco, and vinyl siding exterior; Composition roof; Slab foundation
• Exterior features: Patio; Screened porch; Level lot; Has a view

Interior

• Kitchen: Breakfast area; Pantry; Solid surface counters; Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Double vanity; Separate shower; Soaking tub; Tile bath; Walk-in closet(s)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $56 ($671/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 $222k (17.9% below list).
• Recommended offer: $222k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Langston Road Elementary School (math 58% / reading 53%, grade C, #173 of 1,228 statewide, top 14%, 867 students, 49% FRL); Mossy Creek Middle School (math 57% / reading 61%, grade B, #45 of 470 statewide, top 10%, 741 students, 36% FRL); Perry High School (math 31% / reading 39%, grade F, #84 of 424 statewide, top 20%, 1,478 students, 48% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 258 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,755 (17.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $295,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Arcadia Ln	0.10mi	3/2.0	1,807 (+4%)	6mo	$289,900	$160	84
305 Gibson Cir	0.19mi	4/2.0 (+1)	1,728 (-1%)	2mo	$300,000	$174	84
305 Loneoak Trl	0.13mi	3/2.0	1,620 (-7%)	4mo	$282,000	$174	79
208 Gibson Cir	0.27mi	3/2.0	1,658 (-5%)	1mo	$293,000	$177	79
200 Boulder Creek Rd	0.40mi	3/2.0	1,767 (+2%)	1mo	$265,000	$150	78
113 Lone Oak Trl	0.16mi	3/2.0	1,611 (-7%)	6mo	$280,000	$174	75
210 Gibson Cir	0.24mi	3/2.0	1,603 (-8%)	2mo	$289,900	$181	74
120 Blackstone Ct	0.32mi	3/2.0	1,620 (-7%)	3mo	$260,000	$160	71
205 Canvass Back Trl	0.48mi	3/2.0	1,635 (-6%)	6mo	$278,000	$170	62
115 Mallards Landing Dr	0.54mi	3/2.0	1,605 (-8%)	2mo	$265,000	$165	60
109 Blackstone Ct	0.26mi	4/2.0 (+1)	1,942 (+12%)	7mo	$284,000	$146	57
419 Lake Joy Rd	0.56mi	3/2.0	1,934 (+11%)	7mo	$215,000	$111	50

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-40,261
• Equity at exit: $40,258

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-30,761
• Equity at exit: $23,345

Cash invested: $75,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$168 /mo · $2,010/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $56

Break-even live

Break-even rent $2,147

Max offer price $270,000

Occupancy floor 92%

Sensitivity live

Price	-10% $209	-5% $132	+0% $56	+5% $-21	+10% $-97
Rent	-10% $-119	-5% $-32	+0% $56	+5% $144	+10% $231
Rate	-1.0pp $192	-0.5pp $125	base $56	+0.5pp $-14	+1.0pp $-85

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Loneoak Trl Kathleen, GA	3.0	2.0	1620	$2,100	$1.30	15d	1	0.16mi
101 Mallards Landing Dr Kathleen, GA	4.0	2.0	1803	$2,000	$1.11	45d	1	0.40mi
101 Mallards Landing Dr Kathleen, GA	4.0	2.0	1803	$2,000	$1.11	15d	1	0.40mi
481 Lake Joy Rd Kathleen, GA	3.0	1.0	1380	$1,400	$1.01	15d	1	0.48mi
112 Mallards Landing Dr Kathleen, GA	3.0	2.0	1489	$2,000	$1.34	45d	1	0.57mi
402 Otters Ridge Dr Kathleen, GA	3.0	2.0	1656	$2,000	$1.21	15d	1	1.17mi

Listing history 10 events

1. 2026-06-02
   status $270,000 Under Contract 4 DOM
2. 2026-06-01
   days on market $270,000 New 4 DOM
3. 2026-05-31
   days on market $270,000 New 3 DOM
4. 2026-05-30
   days on market $270,000 New 2 DOM
5. 2026-05-28
   listed $270,000 New
6. 2025-10-30
   historical $1,750
7. 2025-10-21
   price $1,750
8. 2025-09-19
   listed $1,850
9. 2023-10-15
   historical $1,650
10. 2023-10-11
    listed $1,650

ⓘ 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: $2,010 · $168/mo
• Projected year-2 tax: $2,484 · $207/mo
• Expected delta: +$474/yr (+$39/mo · 23.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $26,611
• − Mortgage interest: −$15,124
• − Property taxes: −$2,010
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$7,855
• Taxable loss: −$3,986
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $1,628/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): 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

Price history

+16263.6% since first listed

6 events — show timeline

• 2026-05-28 Listed $270,000 GAMLS
• 2025-10-30 Rental Removed $1,750 APPFOLIO
• 2025-10-21 Price Changed $1,750 APPFOLIO
• 2025-09-19 Listed for Rent $1,850 APPFOLIO
• 2023-10-15 Rental Removed $1,650 APPFOLIO
• 2023-10-11 Listed for Rent $1,650 APPFOLIO

Property tax history

+3.8%/yr

Latest (2025): $2,010 · +0.0% YoY. Source: county tax records.