123 Oconee Trl · Perry, GA 31069

$265,000

3 bd · 2.0 ba · 1,726 sqft · Other · 51 Days on market

Built 2025 Good condition 0.26 ac lot $154/sqft · 7% below area Est $285k · 7% 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 +10.7/15.0
• Cash flow +9.3/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• 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. You also get the added peace of mind of having months remaining on the builder’s warranty, something you rarely

Key facts

• Spacious yard
• Builder warranty
• Move in ready

Tags

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

Property features AI

Finance

• Other: Located in The Orchard-Perry subdivision; Directions: 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 opener; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Slab foundation
• Exterior features: No pool

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Storage; Blinds

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (19.9% below list).
• Recommended offer: $212k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 471 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); 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 51 days — a 3% lower offer ($257k) 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 (19.9% 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 51 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (median comp): $285,067
• List price: $265,000
• Delta: -7.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-55,153
• Equity at exit: $39,512

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-63,596
• Equity at exit: $22,912

Cash invested: $74,200 (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: 471
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$38
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-193

Break-even live

Break-even rent $2,366

Max offer price $237,131

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-101	+0% $-193	+5% $-284	+10% $-376
Rent	-10% $-360	-5% $-276	+0% $-193	+5% $-109	+10% $-25
Rate	-1.0pp $-59	-0.5pp $-125	base $-193	+0.5pp $-261	+1.0pp $-331

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: $66,250
• Closing costs: $7,950
• 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	22d	1	0.32mi
120 Worchester Cir Perry, GA	4.0	2.0	1751	$2,260	$1.29	15d	1	0.59mi
108 Ellington Ct Perry, GA	3.0	2.0	1286	$1,750	$1.36	22d	1	0.65mi
608 Daisy Dr Perry, GA	4.0	2.0	1582	$1,950	$1.23	45d	1	0.71mi
215 Rainsong Trl Perry, GA	4.0	2.0	1836	$2,450	$1.33	22d	1	0.99mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 24 events

1. 2026-06-21
   days on market $265,000 Active 51 DOM
2. 2026-06-19
   days on market $265,000 Active 49 DOM
3. 2026-06-18
   days on market $265,000 Active 48 DOM
4. 2026-06-17
   days on market $265,000 Active 47 DOM
5. 2026-06-16
   days on market $265,000 Active 46 DOM
6. 2026-06-15
   days on market $265,000 Active 45 DOM
7. 2026-06-14
   days on market $265,000 Active 43 DOM
8. 2026-06-13
   days on market $265,000 Active 42 DOM
9. 2026-06-10
   days on market $265,000 Active 40 DOM
10. 2026-06-09
    days on market $265,000 Active 39 DOM
11. 2026-06-08
    days on market $265,000 Active 38 DOM
12. 2026-06-07
    days on market $265,000 Active 37 DOM
13. 2026-06-05
    days on market $265,000 Active 34 DOM
14. 2026-06-03
    days on market $265,000 Active 33 DOM
15. 2026-06-02
    days on market $265,000 Active 32 DOM
16. 2026-06-01
    days on market $265,000 Active 31 DOM
17. 2026-05-31
    days on market $265,000 Active 30 DOM
18. 2026-05-30
    days on market $265,000 Active 29 DOM
19. 2026-05-01
    listed $265,000 Active 1293-char remark
20. 2026-04-20
    historical
21. 2026-03-27
    price $274,900
22. 2026-03-27
    price $274,900
23. 2026-02-06
    listed $280,000 New
24. 2025-03-13
    soldstatus $780,900

ⓘ 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: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − HOA: −$456
• − Depreciation: −$7,709
• Taxable loss: −$6,915
• Est. tax savings @ 24.0%: +$1,660
• After-tax cash flow: $-652/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

-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