110 Shane Circle Cir · Perry, GA 31069

$213,000

4 bd · 2.0 ba · 1,701 sqft · SingleFamily public records · 2 Days on market

Built 1990 0.46 ac lot Est $238k · 11% under

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Why this score? — see what drove the C+ 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 +23.5/30.0
• ARV discount +12.3/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market buyers financing fell through. Much larger than it appears, this 4 bedroom, 2.5 bath home has a formal dining room, large living room w/ wood burning fireplace, 2 car garage w/ entry door to back yard. Split floor plan w/ master on main floor. This home has a fenced back yard w/ mature trees & large deck out back perfect for entertaining. Great location minutes to interstate & Warner Robins, quiet subdivision w/ no through traffic. Move in ready. USDA 100% financing Approved Area!! See Remarks

Key facts

• Formal dining room
• Primary suite
• Extended deck

Tags

• FENCED BACKYARD
• FORMAL DINING ROOM
• SLIDING DOORS
• BACK PATIO
• EXTENDED DECK
• PRIMARY SUITE

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Exterior features: Deck; Patio; Fenced yard; Outbuilding

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Blinds on windows; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $213k).
• Cap rate 8.5% 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: 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: 466 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 35% 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.
• Current owner paid $107k; list at $213k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $238,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Shane Circle Cir	0.00mi	4/2.5	1,701 (0%)	0mo	$223,000	$131	98
614 Hillcrest Ave	0.24mi	3/2.0 (-1)	1,673 (-2%)	1mo	$235,000	$140	80
630 Pine Ridge St	0.31mi	3/2.0 (-1)	1,715 (+1%)	4mo	$245,000	$143	76
820 Glenwood Ave	0.36mi	3/2.0 (-1)	1,675 (-2%)	0mo	$270,000	$161	75
1404 Tucker Rd	0.07mi	3/2.0 (-1)	1,852 (+9%)	9mo	$216,900	$117	69
700 Hillcrest Ave	0.39mi	3/2.5 (-1)	1,686 (-1%)	10mo	$332,500	$197	65
620 Pine Ridge St	0.34mi	3/2.0 (-1)	1,562 (-8%)	4mo	$220,000	$141	62
706 Hillcrest Ave	0.42mi	3/2.0 (-1)	1,885 (+11%)	6mo	$298,000	$158	52
1502 Main St	0.41mi	3/2.0 (-1)	1,450 (-15%)	1mo	$199,000	$137	50
1406 Main St	0.43mi	3/2.0 (-1)	1,482 (-13%)	5mo	$161,000	$109	49
1117 Broad St	0.75mi	4/3.0	1,832 (+8%)	10mo	$233,000	$127	40
1374 Cambridge Dr	0.66mi	3/3.0 (-1)	1,911 (+12%)	3mo	$265,000	$139	37

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-9,198
• Equity at exit: $31,759

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $24,430
• Equity at exit: $18,416

Cash invested: $59,640 (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: 466
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$1,117
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $398

Break-even live

Break-even rent $1,676

Max offer price $213,000

Occupancy floor 77%

Sensitivity live

Price	-10% $519	-5% $459	+0% $398	+5% $338	+10% $278
Rent	-10% $226	-5% $312	+0% $398	+5% $485	+10% $571
Rate	-1.0pp $506	-0.5pp $453	base $398	+0.5pp $343	+1.0pp $287

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Christopher Luke Cir Perry, GA	3.0	2.0	1769	$2,095	$1.18	44d	1	0.15mi
526 Ochlahatchee Dr Perry, GA	3.0	1.5	1300	$1,550	$1.19	44d	1	0.42mi
1501 Main St Perry, GA	3.0	2.0	1254	$1,750	$1.40	44d	1	0.48mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	21d	1	0.69mi
1100 Kenwood Dr Perry, GA	3.0	2.0	1298	$3,950	$3.04	44d	1	0.69mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	21d	1	0.79mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	44d	1	1.11mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	21d	1	1.11mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	14d	1	1.25mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	44d	1	1.40mi

Listing history 9 events

1. 2026-06-01
   status $213,000 Pending 2 DOM
2. 2026-05-31
   days on market $213,000 Active 2 DOM
3. 2026-05-29
   listed $213,000 Active
4. 2017-02-24
   soldstatus $107,000 529-char remark

   Show marketing remark (529 chars)

   Back on the market buyers financing fell through. Much larger than it appears, this 4 bedroom, 2.5 bath home has a formal dining room, large living room w/ wood burning fireplace, 2 car garage w/ entry door to back yard. Split floor plan w/ master on main floor. This home has a fenced back yard w/ mature trees & large deck out back perfect for entertaining. Great location minutes to interstate & Warner Robins, quiet subdivision w/ no through traffic. Move in ready. USDA 100% financing Approved Area!! See Remarks

5. 2017-02-24
   soldstatus $107,000

   Show marketing remark (529 chars)

   Back on the market buyers financing fell through. Much larger than it appears, this 4 bedroom, 2.5 bath home has a formal dining room, large living room w/ wood burning fireplace, 2 car garage w/ entry door to back yard. Split floor plan w/ master on main floor. This home has a fenced back yard w/ mature trees & large deck out back perfect for entertaining. Great location minutes to interstate & Warner Robins, quiet subdivision w/ no through traffic. Move in ready. USDA 100% financing Approved Area!! See Remarks

6. 2015-12-04
   listed $114,999 529-char remark

   Show marketing remark (529 chars)

   Back on the market buyers financing fell through. Much larger than it appears, this 4 bedroom, 2.5 bath home has a formal dining room, large living room w/ wood burning fireplace, 2 car garage w/ entry door to back yard. Split floor plan w/ master on main floor. This home has a fenced back yard w/ mature trees & large deck out back perfect for entertaining. Great location minutes to interstate & Warner Robins, quiet subdivision w/ no through traffic. Move in ready. USDA 100% financing Approved Area!! See Remarks

7. 2010-07-21
   soldstatus $130,500
8. 2007-07-17
   soldstatus $116,000
9. 1999-04-01
   soldstatus $99,900

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$536/yr (+$45/mo · 37.6%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $26,169
• − Mortgage interest: −$11,931
• − Property taxes: −$1,424
• − Insurance: −$1,065
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$6,196
• Taxable income: $1,366
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $4,453/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

+113.2% since first listed

7 events — show timeline

• 2026-05-29 Listed $213,000 CGMLS
• 2017-02-24 Sold (Public Records) $107,000 Public Records
• 2017-02-24 Sold (MLS) $107,000 CGMLS
• 2015-12-04 Listed $114,999 CGMLS
• 2010-07-21 Sold (Public Records) $130,500 Public Records
• 2007-07-17 Sold (Public Records) $116,000 Public Records
• 1999-04-01 Sold (Public Records) $99,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,424 · +9.1% YoY. Source: county tax records.