102 Steeple Ct · Perry, GA 31069

$268,000

4 bd · 2.5 ba · 2,427 sqft · SingleFamily public records · 69 Days on market

Built 2008 7,405 sqft lot $110/sqft · at area comps Est $280k · at est. ↓ 11% since listing

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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 +13.4/30.0
• ARV discount +9.4/15.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this property for yourself! A 2-story home with 2 large sized sitting areas, with ample room for entertaining your guest. The open floor plan doesn't make the rooms feel closed off from each other. There is a walk-in pantry with ample storage right beside the eat-in kitchen. The half bath is conveniently located on the main level for all of your guests. The second-floor houses all of the 4 ample-sized bedrooms that create enough space to make you feel like you're able to retreat after a long day. Make your appointment today!

Key facts

• Open floor plan
• Half bath
• Eat in kitchen

Tags

• 2 STORY HOME
• LARGE SIZED SITTING AREAS
• OPEN FLOOR PLAN
• WALK IN PANTRY
• EAT IN KITCHEN
• HALF BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $3 ($31/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 $210k (21.5% below list).
• Recommended offer: $210k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 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 at 49% FRL track the district average.
• Market conditions: 472 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 34% 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 $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

• It's been on market 69 days — a 6% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,248 (21.5% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (median comp): $279,612
• List price: $268,000
• Delta: -4.15%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Farmland Cir	0.34mi	5/3.0 (+1)	2,125 (-12%)	1mo	$379,900	$179	55

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-43,349
• Equity at exit: $39,960

10-year hold

• IRR: -8.1%
• Equity multiple: 0.50×
• Total profit: $-37,889
• Equity at exit: $23,172

Cash invested: $75,040 (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: 472
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $3

Break-even live

Break-even rent $2,099

Max offer price $268,000

Occupancy floor 95%

Sensitivity live

Price	-10% $154	-5% $78	+0% $3	+5% $-73	+10% $-149
Rent	-10% $-163	-5% $-80	+0% $3	+5% $86	+10% $169
Rate	-1.0pp $138	-0.5pp $71	base $3	+0.5pp $-67	+1.0pp $-137

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	15d	1	1.38mi
111 Judy Kay Way Perry, GA	3.0	2.0	1759	$2,000	$1.14	23d	1	1.39mi

Listing history 24 events

1. 2026-06-21
   days on market $268,000 Active 69 DOM
2. 2026-06-19
   days on market $268,000 Active 67 DOM
3. 2026-06-18
   days on market $268,000 Active 66 DOM
4. 2026-06-17
   days on market $268,000 Active 65 DOM
5. 2026-06-16
   days on market $268,000 Active 64 DOM
6. 2026-06-15
   days on market $268,000 Active 63 DOM
7. 2026-06-14
   days on market $268,000 Active 61 DOM
8. 2026-06-13
   days on market $268,000 Active 60 DOM
9. 2026-06-10
   days on market $268,000 Active 58 DOM
10. 2026-06-09
    days on market $268,000 Active 57 DOM
11. 2026-06-08
    days on market $268,000 Active 56 DOM
12. 2026-06-07
    days on market $268,000 Active 55 DOM
13. 2026-06-05
    days on market $268,000 Active 52 DOM
14. 2026-06-03
    days on market $268,000 Active 51 DOM
15. 2026-06-02
    days on market $268,000 Active 50 DOM
16. 2026-06-01
    days on market $268,000 Active 49 DOM
17. 2026-05-31
    days on market $268,000 Active 48 DOM
18. 2026-05-30
    remarks 699-char remark
19. 2026-05-30
    days on market $268,000 Active 47 DOM
20. 2026-04-13
    listed $268,000 New 547-char remark

    Show marketing remark (547 chars)

    Come see this property for yourself! A 2-story home with 2 large sized sitting areas, with ample room for entertaining your guest. The open floor plan doesn't make the rooms feel closed off from each other. There is a walk-in pantry with ample storage right beside the eat-in kitchen. The half bath is conveniently located on the main level for all of your guests. The second-floor houses all of the 4 ample-sized bedrooms that create enough space to make you feel like you're able to retreat after a long day. Make your appointment today!

21. 2026-03-31
    historical
22. 2026-02-17
    price $286,000
23. 2025-12-25
    listed $300,000 New
24. 2025-12-16
    historical

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $2,466 · $205/mo
• Expected delta: +$770/yr (+$64/mo · 45.4%)

ⓘ 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 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: $25,230
• − Mortgage interest: −$15,012
• − Property taxes: −$1,695
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$7,796
• Taxable loss: −$4,651
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $1,147/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

-10.7% since first listed

5 events — show timeline

• 2026-04-13 Listed $268,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-02-17 Price Changed $286,000 GAMLS
• 2025-12-25 Listed $300,000 GAMLS
• 2025-12-16 Coming Soon — GAMLS

Property tax history

+3.5%/yr

Latest (2025): $1,695 · +1.5% YoY. Source: county tax records.