203 Amberley Ct · Perry, GA 31047

$344,900

4 bd · 2.5 ba · 2,418 sqft · SingleFamily public records · 108 Days on market

Built 2020 $143/sqft · 10% below area Est $383k · 10% under $17/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).

• ARV discount +12.0/15.0
• Cash flow +11.1/30.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today’s buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank (LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you’ll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite, where you’ll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn’t stop inside—step out back to your private covered porch complete with a fireplace and mounted TV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you’re also just minutes from shopping, dining, and everything you need. Don’t miss the chance to make this incredible home yours—schedule your private tour today!

Key facts

• Open floor plan
• Custom drop station
• Large island

Tags

• OPEN FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• CUSTOM DROP STATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (24.3% below list).
• Recommended offer: $261k (24.3% 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: Matthew Arthur Elementary School (math 72% / reading 71%, grade A-, #47 of 1,228 statewide, top 4%, 873 students, 29% FRL); Perry Middle School (math 53% / reading 51%, grade C+, #60 of 470 statewide, top 13%, 1,070 students, 51% FRL); Veterans High School (math 33% / reading 32%, grade F, #104 of 424 statewide, top 25%, 1,914 students, 30% FRL).
• Market conditions: 258 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 108 days — a 9% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 $3k; list at $345k implies a 13165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $261,094 (24.3% 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 108 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (median comp): $382,777
• List price: $344,900
• Delta: -9.90%
• 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
110 Bella Ct	0.09mi	4/2.5	2,558 (+6%)	2mo	$374,900	$147	84
104 Taylor Leigh Ct	0.14mi	5/3.0 (+1)	2,606 (+8%)	9mo	$374,900	$144	66
126 Hawks Nest Dr	0.59mi	4/3.0	2,332 (-4%)	8mo	$370,000	$159	58
106 Krider Ct	0.58mi	5/3.0 (+1)	2,384 (-1%)	8mo	$404,000	$169	57
318 Flowing Meadows Dr	0.73mi	4/2.5	2,324 (-4%)	6mo	$280,000	$120	55
404 Rolling Acres Dr	0.68mi	4/2.5	2,613 (+8%)	3mo	$354,000	$135	52
221 Flowing Meadows Dr	0.72mi	5/2.5 (+1)	2,382 (-2%)	9mo	$280,000	$118	51
130 Rolling Meadow Way	0.57mi	5/2.5 (+1)	2,177 (-10%)	8mo	$285,000	$131	46
316 Flowing Meadows Dr	0.72mi	4/3.0	2,663 (+10%)	6mo	$333,700	$125	43
114 Hidesta Ct	0.74mi	4/2.5	2,670 (+10%)	9mo	$380,000	$142	41
224 Flowing Meadows Dr	0.71mi	5/2.5 (+1)	2,775 (+15%)	7mo	$260,000	$94	32
105 Brown Thrasher Ln	0.67mi	5/3.0 (+1)	2,070 (-14%)	8mo	$275,000	$133	31

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-64,787
• Equity at exit: $51,426

10-year hold

• IRR: -11.9%
• Equity multiple: 0.30×
• Total profit: $-68,074
• Equity at exit: $29,821

Cash invested: $96,572 (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 31047

• Home prices YoY: -14.4%
• Active inventory: 258
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,611 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$144
• HOA: −$17
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-139

Break-even live

Break-even rent $2,786

Max offer price $320,422

Occupancy floor —

Sensitivity live

Price	-10% $57	-5% $-41	+0% $-139	+5% $-236	+10% $-334
Rent	-10% $-345	-5% $-242	+0% $-139	+5% $-35	+10% $68
Rate	-1.0pp $35	-0.5pp $-51	base $-139	+0.5pp $-228	+1.0pp $-319

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Hidesta Ct Kathleen, GA	5.0	3.0	2657	$2,575	$0.97	45d	1	0.73mi
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,150	$1.28	23d	1	1.28mi
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,100	$1.25	45d	1	1.28mi
609 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	23d	1	1.39mi
513 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	23d	1	1.45mi
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	45d	1	1.45mi
521 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	23d	1	1.45mi
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	23d	1	1.50mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 48 events

1. 2026-06-21
   days on market $344,900 Active 108 DOM
2. 2026-06-19
   days on market $344,900 Active 106 DOM
3. 2026-06-18
   days on market $344,900 Active 105 DOM
4. 2026-06-17
   days on market $344,900 Active 104 DOM
5. 2026-06-16
   days on market $344,900 Active 103 DOM
6. 2026-06-15
   days on market $344,900 Active 102 DOM
7. 2026-06-14
   days on market $344,900 Active 100 DOM
8. 2026-06-13
   days on market $344,900 Active 99 DOM
9. 2026-06-10
   days on market $344,900 Active 97 DOM
10. 2026-06-09
    days on market $344,900 Active 96 DOM
11. 2026-06-08
    days on market $344,900 Active 95 DOM
12. 2026-06-07
    days on market $344,900 Active 94 DOM
13. 2026-06-05
    days on market $344,900 Active 91 DOM
14. 2026-06-03
    days on market $344,900 Active 90 DOM
15. 2026-06-02
    days on market $344,900 Active 89 DOM
16. 2026-06-01
    days on market $344,900 Active 88 DOM
17. 2026-05-31
    days on market $344,900 Active 87 DOM
18. 2026-05-30
    days on market $344,900 Active 86 DOM
19. 2026-04-29
    price $344,900 1312-char remark

    Show marketing remark (1274 chars)

    Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today's buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank(LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you'll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite , where you'll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn't stop inside—step outback to your private covered porch complete with a fireplace and mountedTV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you're also just minutes from shopping, dining, and everything you need. Don't miss the chance to make this incredible home yours—schedule your private tour today!

20. 2026-04-29
    price $344,900 1274-char remark

    Show marketing remark (1274 chars)

    Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today's buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank(LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you'll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite , where you'll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn't stop inside—step outback to your private covered porch complete with a fireplace and mountedTV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you're also just minutes from shopping, dining, and everything you need. Don't miss the chance to make this incredible home yours—schedule your private tour today!

21. 2026-04-29
    price $344,900

    Show marketing remark (1274 chars)

    Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today's buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank(LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you'll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite , where you'll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn't stop inside—step outback to your private covered porch complete with a fireplace and mountedTV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you're also just minutes from shopping, dining, and everything you need. Don't miss the chance to make this incredible home yours—schedule your private tour today!

22. 2026-04-09
    price $348,900 1312-char remark

    Show marketing remark (1274 chars)

    Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today's buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank(LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you'll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite , where you'll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn't stop inside—step outback to your private covered porch complete with a fireplace and mountedTV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you're also just minutes from shopping, dining, and everything you need. Don't miss the chance to make this incredible home yours—schedule your private tour today!

23. 2026-04-09
    price $348,900 1274-char remark

    Show marketing remark (1274 chars)

    Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today's buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank(LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you'll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite , where you'll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn't stop inside—step outback to your private covered porch complete with a fireplace and mountedTV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you're also just minutes from shopping, dining, and everything you need. Don't miss the chance to make this incredible home yours—schedule your private tour today!

24. 2026-04-09
    price $348,900

    Show marketing remark (1274 chars)

    Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today's buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank(LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you'll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite , where you'll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn't stop inside—step outback to your private covered porch complete with a fireplace and mountedTV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you're also just minutes from shopping, dining, and everything you need. Don't miss the chance to make this incredible home yours—schedule your private tour today!

25. 2026-03-20
    listed $349,900 Active 1274-char remark

    Show marketing remark (1274 chars)

    Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today's buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank(LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you'll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite , where you'll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn't stop inside—step outback to your private covered porch complete with a fireplace and mountedTV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you're also just minutes from shopping, dining, and everything you need. Don't miss the chance to make this incredible home yours—schedule your private tour today!

26. 2026-03-05
    listed $349,900 New

    Show marketing remark (1312 chars)

    Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today’s buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank (LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you’ll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite, where you’ll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn’t stop inside—step out back to your private covered porch complete with a fireplace and mounted TV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you’re also just minutes from shopping, dining, and everything you need. Don’t miss the chance to make this incredible home yours—schedule your private tour today!

27. 2026-03-05
    listed $349,900 Active 1312-char remark

    Show marketing remark (1312 chars)

    Welcome to your dream home! This stunning 4-bedroom, 2.5-bath beauty is only five years old and loaded with upgrades that today’s buyers crave. From the moment you step inside, the open floor plan and luxury vinyl plank (LVP) flooring throughout the main level create a warm, inviting space perfect for everyday living and entertaining. The kitchen is a true showstopper—featuring sleek granite countertops, stainless steel appliances, and a large island that flows seamlessly into the dining and living areas. Just inside from the garage, you’ll find a custom drop station that keeps daily life organized and clutter-free. Retreat to the spacious primary suite, where you’ll find barn doors leading to a spa-like bath with separate vanities and a walk-in closet designed to impress. But the charm doesn’t stop inside—step out back to your private covered porch complete with a fireplace and mounted TV, creating the ultimate year-round outdoor retreat. The fenced-in backyard offers plenty of space for play, pets, or gardening. Located in a desirable neighborhood known for top-rated schools, you’re also just minutes from shopping, dining, and everything you need. Don’t miss the chance to make this incredible home yours—schedule your private tour today!

28. 2026-01-28
    price $356,900
29. 2025-12-01
    price $359,900
30. 2025-12-01
    price $359,900
31. 2025-09-29
    price $364,900
32. 2025-09-29
    price $364,900
33. 2023-01-31
    soldstatus $2,600 Closed
34. 2023-01-22
    listed $350,000 Active
35. 2022-08-26
    soldstatus $350,000
36. 2022-08-24
    soldstatus $350,000 Sold
37. 2022-08-24
    soldstatus $350,000 Closed
38. 2022-08-02
    status Pending
39. 2022-08-01
    status Under Contract
40. 2022-08-01
    historical Active Under Contract
41. 2022-06-28
    price $345,000
42. 2022-06-28
    price $345,000
43. 2022-06-15
    listed $360,000 New
44. 2022-06-15
    listed $360,000 Active
45. 2020-11-16
    soldstatus $271,900
46. 2020-11-16
    soldstatus $271,900
47. 2020-09-03
    listed $264,900
48. 2020-06-29
    listed $271,900

ⓘ 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: $2,782 · $232/mo
• Projected year-2 tax: $3,173 · $264/mo
• Expected delta: +$391/yr (+$33/mo · 14.1%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,331
• − Mortgage interest: −$19,320
• − Property taxes: −$2,782
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − HOA: −$204
• − Depreciation: −$10,033
• Taxable loss: −$7,745
• Est. tax savings @ 24.0%: +$1,859
• After-tax cash flow: $196/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

+26.8% since first listed

30 events — show timeline

• 2026-04-29 Price Changed $344,900 CGMLS
• 2026-04-29 Price Changed $344,900 MGMLS
• 2026-04-29 Price Changed $344,900 GAMLS
• 2026-04-09 Price Changed $348,900 CGMLS
• 2026-04-09 Price Changed $348,900 MGMLS
• 2026-04-09 Price Changed $348,900 GAMLS
• 2026-03-20 Listed $349,900 MGMLS
• 2026-03-05 Listed $349,900 CGMLS
• 2026-03-05 Listed $349,900 GAMLS
• 2026-01-28 Price Changed $356,900 MGMLS
• 2025-12-01 Price Changed $359,900 MGMLS
• 2025-12-01 Price Changed $359,900 CGMLS
• 2025-09-29 Price Changed $364,900 MGMLS
• 2025-09-29 Price Changed $364,900 CGMLS
• 2023-01-31 Sold (MLS) $2,600 CGMLS
• 2023-01-22 Listed $350,000 CGMLS
• 2022-08-26 Sold (Public Records) $350,000 Public Records
• 2022-08-24 Sold (MLS) $350,000 FMLS
• 2022-08-24 Sold (MLS) $350,000 GAMLS
• 2022-08-02 Pending — FMLS
• 2022-08-01 Pending — GAMLS
• 2022-08-01 Contingent — FMLS
• 2022-06-28 Price Changed $345,000 GAMLS
• 2022-06-28 Price Changed $345,000 FMLS
• 2022-06-15 Listed $360,000 FMLS
• 2022-06-15 Listed $360,000 GAMLS
• 2020-11-16 Sold (MLS) $271,900 CGMLS
• 2020-11-16 Sold (MLS) $271,900 MGMLS
• 2020-09-03 Listed $264,900 MGMLS
• 2020-06-29 Listed $271,900 CGMLS

Property tax history

+5.0%/yr

Latest (2025): $2,782 · +7.7% YoY. Source: county tax records.