124 Highland Point Dr · Perry, GA 31047

$284,900

3 bd · 2.0 ba · 1,649 sqft · SingleFamily public records · 6 Days on market

Built 2016 9,583 sqft lot Est $287k · at est.

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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 +12.7/30.0
• ARV discount +7.8/15.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• 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

Move in ready beautiful home on a landscaped corner lot in Wooden Eagle. This well-maintained home features an open floor plan with gorgeous custom cabinets and granite counters in kitchen and bathrooms. For your peace of mind there is a brand new (2025) 3 ton HVAC unit! This floorplan contains a built-in office desk/nook away from distractions. The primary bedroom is generous and leads to an oasis of a bathroom with tile shower and bath. Owner has upgraded fans, storm doors, and there is a unique screen door for garage opening (note in pictures) that can be easily raised and lowered according to your needs to create a screened in area that can't be seen into. The backyard is quite a beauty with stained privacy fence with gates on both sides. Security cameras will convey with property.

Key facts

• Open floor plan
• Custom cabinets
• Built-in office desk

Tags

• LANDSCAPED CORNER LOT
• OPEN FLOOR PLAN
• CUSTOM CABINETS
• GRANITE COUNTERS
• BUILT-IN OFFICE DESK
• TILE SHOWER

Property features AI

Finance

• Other: Listing terms: Cash, Conventional, USDA Loan, VA Loan; Located at 124 Highland Point Dr, Kathleen, GA 31047
• HOA & community: No HOA

Exterior

• Parking: Attached garage with garage door opener
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available; Phone available; Sewer connected; Underground utilities
• Home design: Single-family residence (house); One level; Resale property; Built in 2016
• Construction: Stone and vinyl siding; Composition roof; Built in 2016
• Exterior features: Sprinkler system; Privacy fencing; Corner lot; Subdivision: The Rydings; Community features: park, playground, sidewalks, street lights

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity; High ceilings; Separate shower; Soaking tub; Split bedroom plan; Tile baths; Tray ceilings; Walk-in closets; Gas log fireplace (1)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-34 ($-404/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (22.0% below list).
• Recommended offer: $222k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,285 (22.0% 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: 0.78% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $286,926
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Loneoak Trl	0.05mi	3/2.0	1,620 (-2%)	4mo	$282,000	$174	91
208 Gibson Cir	0.19mi	3/2.0	1,658 (+0%)	1mo	$293,000	$177	89
113 Lone Oak Trl	0.07mi	3/2.0	1,611 (-2%)	6mo	$280,000	$174	88
210 Gibson Cir	0.17mi	3/2.0	1,603 (-3%)	2mo	$289,900	$181	86
305 Gibson Cir	0.10mi	4/2.0 (+1)	1,728 (+5%)	2mo	$300,000	$174	81
120 Blackstone Ct	0.31mi	3/2.0	1,620 (-2%)	3mo	$260,000	$160	80
205 Canvass Back Trl	0.37mi	3/2.0	1,635 (-1%)	6mo	$278,000	$170	76
620 Amherst St	0.07mi	3/2.0	1,448 (-12%)	1mo	$256,900	$177	76
115 Mallards Landing Dr	0.43mi	3/2.0	1,605 (-3%)	2mo	$265,000	$165	74
104 Arcadia Ln	0.14mi	3/2.0	1,807 (+10%)	6mo	$289,900	$160	72
200 Boulder Creek Rd	0.33mi	3/2.0	1,767 (+7%)	1mo	$265,000	$150	72
602 Wooden Eagle Trl	0.15mi	3/2.0	1,418 (-14%)	1mo	$250,000	$176	69

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-48,388
• Equity at exit: $42,480

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-45,208
• Equity at exit: $24,633

Cash invested: $79,772 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-34

Break-even live

Break-even rent $2,265

Max offer price $278,950

Occupancy floor 97%

Sensitivity live

Price	-10% $128	-5% $47	+0% $-34	+5% $-114	+10% $-195
Rent	-10% $-209	-5% $-121	+0% $-34	+5% $54	+10% $142
Rate	-1.0pp $110	-0.5pp $39	base $-34	+0.5pp $-108	+1.0pp $-183

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: $71,225
• Closing costs: $8,547
• 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	14d	1	0.12mi
101 Mallards Landing Dr Kathleen, GA	4.0	2.0	1803	$2,000	$1.11	45d	1	0.26mi
101 Mallards Landing Dr Kathleen, GA	4.0	2.0	1803	$2,000	$1.11	14d	1	0.26mi
481 Lake Joy Rd Kathleen, GA	3.0	1.0	1380	$1,400	$1.01	14d	1	0.39mi
112 Mallards Landing Dr Kathleen, GA	3.0	2.0	1489	$2,000	$1.34	45d	1	0.44mi
402 Otters Ridge Dr Kathleen, GA	3.0	2.0	1656	$2,000	$1.21	14d	1	1.09mi

Listing history 2 events

1. 2026-05-20
   listed $284,900 Active 796-char remark

   Show marketing remark (796 chars)

   Move in ready beautiful home on a landscaped corner lot in Wooden Eagle. This well-maintained home features an open floor plan with gorgeous custom cabinets and granite counters in kitchen and bathrooms. For your peace of mind there is a brand new (2025) 3 ton HVAC unit! This floorplan contains a built-in office desk/nook away from distractions. The primary bedroom is generous and leads to an oasis of a bathroom with tile shower and bath. Owner has upgraded fans, storm doors, and there is a unique screen door for garage opening (note in pictures) that can be easily raised and lowered according to your needs to create a screened in area that can't be seen into. The backyard is quite a beauty with stained privacy fence with gates on both sides. Security cameras will convey with property.

2. 2026-05-18
   listed $284,900 New

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,621 · $218/mo
• Expected delta: +$497/yr (+$41/mo · 23.4%)

ⓘ 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 · 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: $26,674
• − Mortgage interest: −$15,959
• − Property taxes: −$2,124
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$8,288
• Taxable loss: −$5,389
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $889/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

+0.0% since first listed

4 events — show timeline

• 2026-05-27 Pending — GAMLS
• 2026-05-24 Pending — CGMLS
• 2026-05-20 Listed $284,900 CGMLS
• 2026-05-18 Listed $284,900 GAMLS

Property tax history

+31.9%/yr

Latest (2025): $2,124 · +1.4% YoY. Source: county tax records.