133 W River Cane Run · Perry, GA 31069

$319,900

4 bd · 2.5 ba · 2,447 sqft · SingleFamily public records · 39 Days on market

Built 2022 8,712 sqft lot $131/sqft · 6% below area Est $339k · 6% under $15/mo HOA · 1% of rent

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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 +11.2/30.0
• ARV discount +10.1/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Your Dream Home in Perry, GA! This beautiful 4-bedroom, 2.5-bath home offers the perfect blend of comfort and style with its open floorplan and spacious living areas. Whether you're entertaining or enjoying a quiet night in, the seamless flow between the living room, dining area, and kitchen makes it easy to feel right at home. The kitchen features elegant granite countertops, modern cabinetry, and plenty of space for meal prep and gathering. Upstairs, you'll find generously sized bedrooms, including a luxurious primary suite with a walk-in closet and private bath. Step outside to your own private backyard located near the end of a culdesac—ideal for relaxing evenings, week

Key facts

• Modern cabinetry
• Private backyard
• Open floorplan

Tags

• OPEN FLOORPLAN
• GRANITE COUNTERTOPS
• MODERN CABINETRY
• PRIVATE BACKYARD
• CULDESAC
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Subdivision: Lake Forest Estates
• HOA & community: Homeowners association with an annual fee of $175 (approximately $14.58/month)

Exterior

• Parking: Attached 2-car garage with garage door opener (2 covered spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Residential property
• Construction: Fiber cement exterior; Slab foundation; Built area above grade: 2,447
• Exterior features: Covered patio/porch; Privacy fencing

Interior

• Kitchen: Electric range / free-standing range; Range; Dishwasher; Garbage disposal; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Soaking tub; Ceiling fans; Double-pane windows; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (24.5% below list).
• Recommended offer: $241k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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: 472 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% 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 $10k 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 39 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Recommended offer $241,456 (24.5% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (median comp): $339,494
• List price: $319,900
• Delta: -5.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Gallberry Ln Unit 49G	0.24mi	4/2.5	2,406 (-2%)	1mo	$346,300	$144	86
105 Gallberry Ln	0.24mi	4/2.5	2,406 (-2%)	1mo	$346,300	$144	86
106 Gallberry Ln	0.25mi	4/2.5	2,484 (+2%)	0mo	$345,400	$139	86
106 Gallberry Ln Unit 51G	0.25mi	4/2.5	2,484 (+2%)	0mo	$345,400	$139	86
213 Bald Cypress Dr	0.17mi	5/3.5 (+1)	2,481 (+1%)	0mo	$339,100	$137	81
213 Bald Cypress Dr Unit 40G	0.17mi	5/3.5 (+1)	2,481 (+1%)	0mo	$339,100	$137	81
107 Gallberry Ln	0.25mi	4/2.5	2,599 (+6%)	3mo	$365,900	$141	76
209 Bald Cypress Dr	0.18mi	5/3.0 (+1)	2,246 (-8%)	1mo	$327,900	$146	70
209 Bald Cypress Dr Unit 38G	0.18mi	5/3.0 (+1)	2,246 (-8%)	1mo	$327,900	$146	70
104 Golden Rod Trl	0.51mi	4/2.5	2,340 (-4%)	1mo	$320,000	$137	68
207 Bald Cypress Dr	0.19mi	5/3.0 (+1)	2,787 (+14%)	1mo	$367,900	$132	60
207 Bald Cypress Dr Unit 37G	0.19mi	5/3.0 (+1)	2,787 (+14%)	1mo	$367,900	$132	60

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-59,820
• Equity at exit: $47,698

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-62,572
• Equity at exit: $27,659

Cash invested: $89,572 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$133
• HOA: −$15
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-124

Break-even live

Break-even rent $2,572

Max offer price $297,965

Occupancy floor —

Sensitivity live

Price	-10% $57	-5% $-34	+0% $-124	+5% $-215	+10% $-305
Rent	-10% $-315	-5% $-220	+0% $-124	+5% $-29	+10% $67
Rate	-1.0pp $37	-0.5pp $-43	base $-124	+0.5pp $-207	+1.0pp $-291

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 W River Cane Run Perry, GA	4.0	2.5	2602	$2,500	$0.96	15d	1	0.06mi
108 W River Cane Run Perry, GA	4.0	2.5	1940	$2,300	$1.19	15d	1	0.17mi
204 Dog Fennel Ln Perry, GA	4.0	2.5	2383	$2,500	$1.05	45d	1	0.43mi
110 Golden Rod Trl Perry, GA	4.0	2.5	2484	$2,300	$0.93	45d	1	0.49mi
102 Copper John Ct Perry, GA	4.0	2.5	2454	$2,600	$1.06	22d	1	0.70mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 28 events

1. 2026-06-21
   days on market $319,900 Active 39 DOM
2. 2026-06-19
   days on market $319,900 Active 37 DOM
3. 2026-06-18
   days on market $319,900 Active 36 DOM
4. 2026-06-17
   days on market $319,900 Active 35 DOM
5. 2026-06-16
   price $319,900 Active 34 DOM
6. 2026-06-16
   days on market $324,900 Active 34 DOM
7. 2026-06-15
   days on market $324,900 Active 33 DOM
8. 2026-06-14
   days on market $324,900 Active 31 DOM
9. 2026-06-13
   days on market $324,900 Active 30 DOM
10. 2026-06-10
    days on market $324,900 Active 28 DOM
11. 2026-06-09
    days on market $324,900 Active 27 DOM
12. 2026-06-08
    days on market $324,900 Active 26 DOM
13. 2026-06-07
    days on market $324,900 Active 25 DOM
14. 2026-06-05
    days on market $324,900 Active 22 DOM
15. 2026-06-03
    days on market $324,900 Active 21 DOM
16. 2026-06-02
    days on market $324,900 Active 20 DOM
17. 2026-06-01
    days on market $324,900 Active 19 DOM
18. 2026-05-31
    days on market $324,900 Active 18 DOM
19. 2026-05-30
    days on market $324,900 Active 17 DOM
20. 2026-05-13
    listed $324,900 Active 966-char remark
21. 2025-10-28
    price $324,900
22. 2025-08-19
    historical
23. 2025-08-07
    price $329,900
24. 2025-07-17
    price $329,900
25. 2025-06-19
    price $339,900
26. 2025-06-18
    listed $339,900 New
27. 2022-04-29
    soldstatus $287,900
28. 2021-10-25
    listed $287,900

ⓘ 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: $2,469 · $206/mo
• Projected year-2 tax: $2,943 · $245/mo
• Expected delta: +$474/yr (+$39/mo · 19.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,975
• − Mortgage interest: −$17,919
• − Property taxes: −$2,469
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$180
• − Depreciation: −$9,306
• Taxable loss: −$7,136
• Est. tax savings @ 24.0%: +$1,713
• After-tax cash flow: $223/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

+11.1% since first listed

12 events — show timeline

• 2026-06-16 Price Changed $319,900 CGMLS
• 2026-05-13 Listed $324,900 CGMLS
• 2025-12-15 Delisted — CGMLS
• 2025-10-28 Price Changed $324,900 CGMLS
• 2025-08-19 Listed $329,900 CGMLS
• 2025-08-19 Listing Removed — GAMLS
• 2025-08-07 Price Changed $329,900 GAMLS
• 2025-07-17 Price Changed $329,900 CGMLS
• 2025-06-19 Price Changed $339,900 CGMLS
• 2025-06-18 Listed $339,900 GAMLS
• 2022-04-29 Sold (MLS) $287,900 CGMLS
• 2021-10-25 Listed $287,900 CGMLS

Property tax history

+120.6%/yr

Latest (2025): $2,469 · -3.8% YoY. Source: county tax records.