122 Kenmore Cir · Perry, GA 31069

$209,716

3 bd · 2.5 ba · 1,425 sqft · Other · 124 Days on market

Built 2025 Good condition ↓ 10% 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 +10.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Gables at Agricultural Village in Perry, Georgia is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

Key facts

• Marble tops in baths
• Open concept living
• Quarts counter tops

Tags

• PRIME LOCATION
• OPEN CONCEPT LIVING
• STAINLESS STEEL APPLIANCES
• QUARTS COUNTER TOPS
• MARBLE TOPS IN BATHS
• LARGE SHOWER WITH GLASS DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (18.8% below list).
• Recommended offer: $170k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Perry — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Tucker Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 470 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: 472 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 124 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $170,245 (18.8% 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 124 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-40,604
• Equity at exit: $31,269

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-43,812
• Equity at exit: $18,132

Cash invested: $58,720 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$1,100
• Tax est. 1.5%: −$262 /mo · $3,146/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-104

Break-even live

Break-even rent $1,835

Max offer price $194,614

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-32	+0% $-104	+5% $-177	+10% $-249
Rent	-10% $-239	-5% $-172	+0% $-104	+5% $-37	+10% $30
Rate	-1.0pp $1	-0.5pp $-51	base $-104	+0.5pp $-159	+1.0pp $-214

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: $52,429
• Closing costs: $6,291
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-09
   soldstatus $210,671 Closed 531-char remark

   Show marketing remark (531 chars)

   The Gables at Agricultural Village in Perry, Georgia is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

2. 2026-04-25
   status Back On Market 940-char remark

   Show marketing remark (940 chars)

   The Gables at Agricultural Village in Perry, Georgia is an incredible opportunity for attainable homeownership in a prime location just minutes from Robins Air Force Base, I-75 and Georgia National Fairgrounds. The Museum of Aviation with the Georgia Aviation Hall of Fame located just a short drive away in Warner Robins. Plus, this is the heart of Georgia's peach-growing country so you can take advantage of fresh home grown produce. The Gables at Ag Village is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

3. 2026-04-20
   historical 940-char remark

   Show marketing remark (940 chars)

   The Gables at Agricultural Village in Perry, Georgia is an incredible opportunity for attainable homeownership in a prime location just minutes from Robins Air Force Base, I-75 and Georgia National Fairgrounds. The Museum of Aviation with the Georgia Aviation Hall of Fame located just a short drive away in Warner Robins. Plus, this is the heart of Georgia's peach-growing country so you can take advantage of fresh home grown produce. The Gables at Ag Village is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

4. 2026-04-08
   price $209,716 940-char remark

   Show marketing remark (940 chars)

   The Gables at Agricultural Village in Perry, Georgia is an incredible opportunity for attainable homeownership in a prime location just minutes from Robins Air Force Base, I-75 and Georgia National Fairgrounds. The Museum of Aviation with the Georgia Aviation Hall of Fame located just a short drive away in Warner Robins. Plus, this is the heart of Georgia's peach-growing country so you can take advantage of fresh home grown produce. The Gables at Ag Village is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

5. 2026-04-07
   price $209,716 531-char remark

   Show marketing remark (531 chars)

   The Gables at Agricultural Village in Perry, Georgia is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

6. 2026-02-09
   listed $218,910 Active 531-char remark

   Show marketing remark (531 chars)

   The Gables at Agricultural Village in Perry, Georgia is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

7. 2026-02-03
   price $218,910

   Show marketing remark (940 chars)

   The Gables at Agricultural Village in Perry, Georgia is an incredible opportunity for attainable homeownership in a prime location just minutes from Robins Air Force Base, I-75 and Georgia National Fairgrounds. The Museum of Aviation with the Georgia Aviation Hall of Fame located just a short drive away in Warner Robins. Plus, this is the heart of Georgia's peach-growing country so you can take advantage of fresh home grown produce. The Gables at Ag Village is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

8. 2026-02-03
   price $218,910 940-char remark

   Show marketing remark (940 chars)

   The Gables at Agricultural Village in Perry, Georgia is an incredible opportunity for attainable homeownership in a prime location just minutes from Robins Air Force Base, I-75 and Georgia National Fairgrounds. The Museum of Aviation with the Georgia Aviation Hall of Fame located just a short drive away in Warner Robins. Plus, this is the heart of Georgia's peach-growing country so you can take advantage of fresh home grown produce. The Gables at Ag Village is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

9. 2026-01-28
   historical
10. 2026-01-20
    listed $228,910 New 940-char remark

    Show marketing remark (940 chars)

    The Gables at Agricultural Village in Perry, Georgia is an incredible opportunity for attainable homeownership in a prime location just minutes from Robins Air Force Base, I-75 and Georgia National Fairgrounds. The Museum of Aviation with the Georgia Aviation Hall of Fame located just a short drive away in Warner Robins. Plus, this is the heart of Georgia's peach-growing country so you can take advantage of fresh home grown produce. The Gables at Ag Village is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

11. 2026-01-20
    listed $228,910 New

    Show marketing remark (940 chars)

    The Gables at Agricultural Village in Perry, Georgia is an incredible opportunity for attainable homeownership in a prime location just minutes from Robins Air Force Base, I-75 and Georgia National Fairgrounds. The Museum of Aviation with the Georgia Aviation Hall of Fame located just a short drive away in Warner Robins. Plus, this is the heart of Georgia's peach-growing country so you can take advantage of fresh home grown produce. The Gables at Ag Village is offering the Pearson floor plan. This is a 3 Bedroom 2.5 Bath Townhome with one car garage. The home has open concept living on the main floor with Luxury Vinyl Plank flooring. Kitchen with stainless steel appliances (stove, dishwasher and built-in microwave). Quarts counter tops in Kitchen and Marble tops in baths. Nice size Owner's suite, double sinks and large shower with glass doors in owner's bath. Two additional bedrooms, laundry and flex space on the second floor.

12. 2026-01-10
    price $228,910
13. 2025-12-16
    historical
14. 2025-11-06
    listed $232,910 Active
15. 2025-03-19
    listed $232,910 New

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

Taxation est. · year 1

• Rental income: $20,429
• − Mortgage interest: −$11,747
• − Property taxes: −$3,146
• − Insurance: −$1,049
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$6,101
• Taxable loss: −$4,882
• Est. tax savings @ 24.0%: +$1,172
• After-tax cash flow: $-81/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 · 12 photos

Good 80/100 None rehab

This townhome is in excellent condition with no major repairs needed. It offers a good investment opportunity with potential for value appreciation through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace carpet in bedrooms — Freshens up interior and improves comfort
• Resale Replace kitchen faucet — Improves functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace carpet in bedrooms — Freshens up interior and improves comfort ↑
• Resale Replace kitchen faucet — Improves functionality and aesthetics ↑

ⓘ 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

Price history

-9.5% since first listed

15 events — show timeline

• 2026-05-09 Sold (MLS) $210,671 CGMLS
• 2026-04-25 Relisted — GAMLS
• 2026-04-20 Listing Removed — GAMLS
• 2026-04-08 Price Changed $209,716 GAMLS
• 2026-04-07 Price Changed $209,716 CGMLS
• 2026-02-09 Listed $218,910 CGMLS
• 2026-02-03 Price Changed $218,910 CGMLS
• 2026-02-03 Price Changed $218,910 GAMLS
• 2026-01-28 Listing Removed — GAMLS
• 2026-01-20 Listed $228,910 GAMLS
• 2026-01-20 Listed $228,910 GAMLS
• 2026-01-10 Price Changed $228,910 CGMLS
• 2025-12-16 Listing Removed — GAMLS
• 2025-11-06 Listed $232,910 CGMLS
• 2025-03-19 Listed $232,910 GAMLS