123 Oconee Trl · Perry, GA 31069

$260,000

3 bd · 2.0 ba · 1,726 sqft · SingleFamily · 99 Days on market

Built 2025 Good condition 0.26 ac lot 2-car garage $151/sqft · 10% below area Est $288k · 10% under $38/mo HOA · 2% 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).

• ARV discount +11.9/15.0
• Cash flow +10.0/30.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 123 Oconee Trail in Perry, where you get that brand new feel without the new construction price. This 3 bedroom, 2 bathroom home has never been lived in, giving you a true fresh start from day one. The layout feels open, comfortable, and easy to live in, whether you are hosting friends or just enjoying a quiet night at home. The kitchen is move-in ready with the refrigerator already included, saving you that extra step. Out back, you will find a spacious yard with plenty of room to spread out. It is perfect for cookouts, pets, or simply relaxing after a long day.

Key facts

• Spacious yard
• Builder warranty
• Move in ready

Tags

• MOVE IN READY
• SPACIOUS YARD
• BUILDER WARRANTY
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.4% below list).
• Recommended offer: $212k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Kings Chapel Elementary School (math 62% / reading 58%, grade B-, #126 of 1,228 statewide, top 10%, 632 students, 32% 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 44% FRL track the district average.
• Market conditions: 571 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 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 99 days — a 9% lower offer ($237k) 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.

Recommended offer $212,248 (18.4% 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 99 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $287,984
• List price: $260,000
• Delta: -9.72%
• 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
400 Avington Chase	0.21mi	4/2.0 (+1)	1,732 (+0%)	1mo	$275,000	$159	84
208 Mahan Dr	0.26mi	3/2.0	1,675 (-3%)	2mo	$273,000	$163	81
523 New Hope Dr	0.32mi	4/2.0 (+1)	1,710 (-1%)	1mo	$307,850	$180	78
505 Avington Chase	0.31mi	4/2.0 (+1)	1,680 (-3%)	2mo	$292,000	$174	75
513 New Hope	0.32mi	4/2.0 (+1)	1,675 (-3%)	1mo	$300,000	$179	74
517 New Hope	0.32mi	4/2.0 (+1)	1,650 (-4%)	0mo	$305,500	$185	73
521 New Hope	0.32mi	4/2.0 (+1)	1,650 (-4%)	0mo	$305,500	$185	72
519 New Hope	0.32mi	3/2.0	1,600 (-7%)	2mo	$285,000	$178	71
515 New Hope	0.32mi	3/2.0	1,575 (-9%)	2mo	$282,000	$179	69
320 Haven Way	0.70mi	3/2.0	1,698 (-2%)	2mo	$249,900	$147	63
125 Worchester Dr	0.62mi	3/2.0	1,556 (-10%)	2mo	$265,000	$170	54
122 Rocky Rd	0.55mi	4/2.0 (+1)	1,541 (-11%)	2mo	$287,000	$186	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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-52,142
• Equity at exit: $38,767

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-58,140
• Equity at exit: $22,480

Cash invested: $72,800 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 31 under contract
• Months of supply: 2.2 mo (46%/mo absorbed)
• Median asking: $295,000 ($174/sqft)
• Median days on market: 64 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: -4.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31069

• Active inventory: 571
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$38
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-158

Break-even live

Break-even rent $2,323

Max offer price $237,131

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-68	+0% $-158	+5% $-248	+10% $-338
Rent	-10% $-326	-5% $-242	+0% $-158	+5% $-74	+10% $10
Rate	-1.0pp $-27	-0.5pp $-92	base $-158	+0.5pp $-225	+1.0pp $-294

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: $65,000
• Closing costs: $7,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Mahan Dr Perry, GA	4.0	2.0	2197	$2,350	$1.07	70d	1	0.32mi
120 Worchester Cir Perry, GA	4.0	2.0	1751	$2,260	$1.29	62d	1	0.59mi
108 Ellington Ct Perry, GA	3.0	2.0	1286	$1,750	$1.36	70d	1	0.65mi
608 Daisy Dr Perry, GA	4.0	2.0	1582	$1,950	$1.23	93d	1	0.71mi
215 Rainsong Trl Perry, GA	4.0	2.0	1836	$2,450	$1.33	70d	1	0.99mi

Property features AI

Finance

• Other: Located in The Orchard-Perry subdivisionDirections: From Perry Pkwy, turn left onto Kings Chapel Rd, then left on Oconee Trl; the home will be on the left.
• HOA & community: Homeowners association with annual fee of $450 (about $37.50/month)

Exterior

• Parking: Attached 2-car garage with garage door opener2 covered parking spaces (total 2 parking spaces)
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyResidential property
• Construction: Slab foundation
• Exterior features: No pool

Interior

• Kitchen: Electric rangeDishwasherMicrowaveRefrigeratorGarbage disposal
• Flooring: CarpetTileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingHeat pumpCentral air conditioning
• Interior features: StorageBlinds

Listing history 50 events

1. 2026-08-08
   days on market $260,000 Active 99 DOM
2. 2026-08-07
   days on market $260,000 Active 98 DOM
3. 2026-08-06
   days on market $260,000 Active 97 DOM
4. 2026-08-05
   days on market $260,000 Active 96 DOM
5. 2026-08-04
   days on market $260,000 Active 95 DOM
6. 2026-08-03
   days on market $260,000 Active 94 DOM
7. 2026-07-31
   days on market $260,000 Active 91 DOM
8. 2026-07-30
   days on market $260,000 Active 90 DOM
9. 2026-07-29
   days on market $260,000 Active 89 DOM
10. 2026-07-27
    days on market $260,000 Active 87 DOM
11. 2026-07-25
    days on market $260,000 Active 85 DOM
12. 2026-07-24
    days on market $260,000 Active 84 DOM
13. 2026-07-23
    days on market $260,000 Active 83 DOM
14. 2026-07-22
    days on market $260,000 Active 82 DOM
15. 2026-07-21
    days on market $260,000 Active 81 DOM
16. 2026-07-18
    days on market $260,000 Active 78 DOM
17. 2026-07-16
    pricedays on market $260,000 Active 76 DOM
18. 2026-07-16
    days on market $265,000 Active 75 DOM
19. 2026-07-14
    days on market $265,000 Active 74 DOM
20. 2026-07-13
    days on market $265,000 Active 73 DOM
21. 2026-07-12
    days on market $265,000 Active 72 DOM
22. 2026-07-11
    days on market $265,000 Active 71 DOM
23. 2026-07-10
    days on market $265,000 Active 70 DOM
24. 2026-07-09
    days on market $265,000 Active 69 DOM
25. 2026-07-08
    days on market $265,000 Active 68 DOM
26. 2026-07-07
    days on market $265,000 Active 67 DOM
27. 2026-07-06
    days on market $265,000 Active 66 DOM
28. 2026-07-05
    days on market $265,000 Active 65 DOM
29. 2026-07-04
    days on market $265,000 Active 64 DOM
30. 2026-07-03
    days on market $265,000 Active 63 DOM
31. 2026-07-02
    days on market $265,000 Active 62 DOM
32. 2026-07-01
    days on market $265,000 Active 61 DOM
33. 2026-06-30
    days on market $265,000 Active 60 DOM
34. 2026-06-29
    days on market $265,000 Active 59 DOM
35. 2026-06-28
    days on market $265,000 Active 58 DOM
36. 2026-06-28
    days on market $265,000 Active 57 DOM
37. 2026-06-27
    days on market $265,000 Active 56 DOM
38. 2026-06-25
    days on market $265,000 Active 54 DOM
39. 2026-06-23
    days on market $265,000 Active 52 DOM
40. 2026-06-21
    days on market $265,000 Active 51 DOM
41. 2026-06-19
    days on market $265,000 Active 49 DOM
42. 2026-06-18
    days on market $265,000 Active 48 DOM
43. 2026-06-17
    days on market $265,000 Active 47 DOM
44. 2026-06-16
    days on market $265,000 Active 46 DOM
45. 2026-06-15
    days on market $265,000 Active 45 DOM
46. 2026-06-14
    days on market $265,000 Active 43 DOM
47. 2026-06-13
    days on market $265,000 Active 42 DOM
48. 2026-06-10
    days on market $265,000 Active 40 DOM
49. 2026-06-09
    days on market $265,000 Active 39 DOM
50. 2026-06-08
    days on market $265,000 Active 38 DOM

ⓘ 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: $25,470
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − HOA: −$456
• − Depreciation: −$7,564
• Taxable loss: −$6,389
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $-363/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 · 1 photo

Good 80/100 None rehab

This move-in ready home in Perry, GA, offers a fresh start with a good condition and minimal maintenance required. Potential buyers and renters will appreciate the open layout and move-in ready kitchen, while improvements to landscaping and exterior painting can further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can boost curb appeal and value ↑
• Both Landscaping and irrigation system — Improves curb appeal and adds value ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Kings Chapel Elementary School B- GA #126/1,228 Nat'l #7,155/41,679 Middle Perry Middle School C+ GA #60/470 Nat'l #3,033/14,009 High Perry High School F GA #84/424 Nat'l #9,567/17,239

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

C Composite livability gradescore 68/100

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 · 169,502 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Located in The Orchard-Perry subdivisionDirections: From Perry Pkwy, turn left onto Kings Chapel Rd, then left on Oconee Trl; the home will be on the left.
• HOA & community: Homeowners association with annual fee of $450 (about $37.50/month)

Exterior

• Parking: Attached 2-car garage with garage door opener2 covered parking spaces (total 2 parking spaces)
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyResidential property
• Construction: Slab foundation
• Exterior features: No pool

Interior

• Kitchen: Electric rangeDishwasherMicrowaveRefrigeratorGarbage disposal
• Flooring: CarpetTileVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingHeat pumpCentral air conditioning
• Interior features: StorageBlinds

Price history

-66.1% since first listed

6 events — show timeline

• 2026-05-01 Listed $265,000 CGMLS
• 2026-04-20 Listing Removed — GAMLS
• 2026-03-27 Price Changed $274,900 CGMLS
• 2026-03-27 Price Changed $274,900 GAMLS
• 2026-02-06 Listed $280,000 GAMLS
• 2025-03-13 Sold (Public Records) $780,900 Public Records