217 Ellington Ct · Perry, GA 31069

$219,900

3 bd · 2.0 ba · 1,267 sqft · SingleFamily public records · 3 Days on market

Built 2012 0.25 ac lot Est $223k · at est.

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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 +17.9/30.0
• ARV discount +8.1/15.0
• DSCR +5.6/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• 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

Welcome home to this beautiful 3-bedroom, 2-bath residence located in the highly sought-after Houston County school district in Perry, GA. Step inside to find tall ceilings and an abundance of natural light that create a bright, open feel throughout the main living areas. You’ll love the extra bonus room—perfect as a 4th bedroom, second living area, home office, or playroom. This space is part of a partial garage conversion, with a separate section of the garage still intact for storage or lawn equipment, complete with garage door access. It could also easily be converted back to a full traditional garage if desired. The master suite is a true retreat, featuring a soaking tub, separate shower, and double vanity for added convenience. Outdoors, enjoy relaxing mornings on the covered front porch or unwind in the evenings on the covered back patio overlooking the fully fenced backyard—perfect for entertaining, pets, or play. Conveniently located near shopping, dining, and schools, this home offers the perfect blend of space, style, and location. Don’t miss your opportunity to make it yours!

Key facts

• Covered front porch
• Covered back patio
• Extra bonus room

Tags

• EXTRA BONUS ROOM
• PARTIAL GARAGE CONVERSION
• COVERED FRONT PORCH
• COVERED BACK PATIO
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (11.8% below list).
• Recommended offer: $194k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $114k; list at $220k implies a 94% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,933 (11.8% below list)

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. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $222,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Ellington Ct	0.02mi	3/2.0	1,237 (-2%)	0mo	$235,000	$190	95
105 Ellington Ct	0.16mi	3/2.0	1,270 (+0%)	0mo	$224,000	$176	92
212 Haven Way	0.20mi	3/2.0	1,270 (+0%)	2mo	$219,000	$172	89
106 Ellington Ct	0.15mi	3/2.0	1,286 (+2%)	3mo	$228,900	$178	88
104 Ellington Ct	0.16mi	3/2.0	1,299 (+2%)	2mo	$223,500	$172	87
308 Haven Way	0.22mi	3/2.0	1,250 (-1%)	2mo	$127,000	$102	86
212 Winsted Ct	0.31mi	3/2.0	1,271 (+0%)	1mo	$228,000	$179	84
114 Winsted Ct	0.27mi	3/2.0	1,327 (+5%)	10mo	$230,000	$173	71
107 Lavendar Ln	0.14mi	3/2.0	1,418 (+12%)	9mo	$255,000	$180	66
216 Winsted Ct	0.30mi	4/2.0 (+1)	1,415 (+12%)	2mo	$242,500	$171	60
106 New Hope Dr	0.65mi	3/2.0	1,405 (+11%)	1mo	$260,000	$185	50
119 Oconee Trl	0.57mi	3/2.0	1,453 (+15%)	6mo	$250,000	$172	44

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-24,042
• Equity at exit: $32,788

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-6,219
• Equity at exit: $19,013

Cash invested: $61,572 (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: 471
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $183

Break-even live

Break-even rent $1,707

Max offer price $219,900

Occupancy floor 86%

Sensitivity live

Price	-10% $308	-5% $245	+0% $183	+5% $121	+10% $59
Rent	-10% $30	-5% $107	+0% $183	+5% $260	+10% $336
Rate	-1.0pp $294	-0.5pp $239	base $183	+0.5pp $126	+1.0pp $68

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Ellington Ct Perry, GA	3.0	2.0	1286	$1,750	$1.36	22d	1	0.13mi
120 Worchester Cir Perry, GA	4.0	2.0	1751	$2,260	$1.29	14d	1	0.25mi
608 Daisy Dr Perry, GA	4.0	2.0	1582	$1,950	$1.23	44d	1	0.54mi
215 Rainsong Trl Perry, GA	4.0	2.0	1836	$2,450	$1.33	22d	1	1.26mi

Listing history 10 events

1. 2026-05-06
   status Pending 1128-char remark

   Show marketing remark (1128 chars)

   Welcome home to this beautiful 3-bedroom, 2-bath residence located in the highly sought-after Houston County school district in Perry, GA. Step inside to find tall ceilings and an abundance of natural light that create a bright, open feel throughout the main living areas. You’ll love the extra bonus room—perfect as a 4th bedroom, second living area, home office, or playroom. This space is part of a partial garage conversion, with a separate section of the garage still intact for storage or lawn equipment, complete with garage door access. It could also easily be converted back to a full traditional garage if desired. The master suite is a true retreat, featuring a soaking tub, separate shower, and double vanity for added convenience. Outdoors, enjoy relaxing mornings on the covered front porch or unwind in the evenings on the covered back patio overlooking the fully fenced backyard—perfect for entertaining, pets, or play. Conveniently located near shopping, dining, and schools, this home offers the perfect blend of space, style, and location. Don’t miss your opportunity to make it yours!

2. 2026-04-21
   historical Active Under Contract 1106-char remark

   Show marketing remark (1106 chars)

   Welcome home to this beautiful 3-bedroom, 2-bath residence located in the highly sought-after Houston County school district in Perry, GA. Step inside to find tall ceilings and an abundance of natural light that create a bright, open feel throughout the main living areas. You'll love the extra bonus room--perfect as a 4th bedroom, second living area, home office, or playroom. This space is part of a partial garage conversion, with a separate section of the garage still intact for storage or lawn equipment, complete with garage door access. It could also easily be converted back to a full traditional garage if desired. The master suite is a true retreat, featuring a soaking tub, separate shower, and double vanity for added convenience. Outdoors, enjoy relaxing mornings on the covered front porch or unwind in the evenings on the covered back patio overlooking the fully fenced backyard--perfect for entertaining, pets, or play. Conveniently located near shopping, dining, and schools, this home offers the perfect blend of space, style, and location. Don't miss your opportunity to make it yours!

3. 2026-04-21
   status Under Contract

   Show marketing remark (1106 chars)

   Welcome home to this beautiful 3-bedroom, 2-bath residence located in the highly sought-after Houston County school district in Perry, GA. Step inside to find tall ceilings and an abundance of natural light that create a bright, open feel throughout the main living areas. You'll love the extra bonus room--perfect as a 4th bedroom, second living area, home office, or playroom. This space is part of a partial garage conversion, with a separate section of the garage still intact for storage or lawn equipment, complete with garage door access. It could also easily be converted back to a full traditional garage if desired. The master suite is a true retreat, featuring a soaking tub, separate shower, and double vanity for added convenience. Outdoors, enjoy relaxing mornings on the covered front porch or unwind in the evenings on the covered back patio overlooking the fully fenced backyard--perfect for entertaining, pets, or play. Conveniently located near shopping, dining, and schools, this home offers the perfect blend of space, style, and location. Don't miss your opportunity to make it yours!

4. 2026-04-17
   listed $219,900 Active 1128-char remark

   Show marketing remark (1106 chars)

   Welcome home to this beautiful 3-bedroom, 2-bath residence located in the highly sought-after Houston County school district in Perry, GA. Step inside to find tall ceilings and an abundance of natural light that create a bright, open feel throughout the main living areas. You'll love the extra bonus room--perfect as a 4th bedroom, second living area, home office, or playroom. This space is part of a partial garage conversion, with a separate section of the garage still intact for storage or lawn equipment, complete with garage door access. It could also easily be converted back to a full traditional garage if desired. The master suite is a true retreat, featuring a soaking tub, separate shower, and double vanity for added convenience. Outdoors, enjoy relaxing mornings on the covered front porch or unwind in the evenings on the covered back patio overlooking the fully fenced backyard--perfect for entertaining, pets, or play. Conveniently located near shopping, dining, and schools, this home offers the perfect blend of space, style, and location. Don't miss your opportunity to make it yours!

5. 2026-04-17
   listed $219,900 Active 1106-char remark

   Show marketing remark (1106 chars)

   Welcome home to this beautiful 3-bedroom, 2-bath residence located in the highly sought-after Houston County school district in Perry, GA. Step inside to find tall ceilings and an abundance of natural light that create a bright, open feel throughout the main living areas. You'll love the extra bonus room--perfect as a 4th bedroom, second living area, home office, or playroom. This space is part of a partial garage conversion, with a separate section of the garage still intact for storage or lawn equipment, complete with garage door access. It could also easily be converted back to a full traditional garage if desired. The master suite is a true retreat, featuring a soaking tub, separate shower, and double vanity for added convenience. Outdoors, enjoy relaxing mornings on the covered front porch or unwind in the evenings on the covered back patio overlooking the fully fenced backyard--perfect for entertaining, pets, or play. Conveniently located near shopping, dining, and schools, this home offers the perfect blend of space, style, and location. Don't miss your opportunity to make it yours!

6. 2026-04-14
   listed $219,900 New
7. 2018-05-29
   soldstatus $113,500
8. 2018-05-25
   soldstatus $113,500
9. 2018-04-14
   listed $112,000
10. 2012-09-04
    soldstatus $23,000

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$774/yr (+$65/mo · 62.0%)

ⓘ 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 · 19 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: $23,272
• − Mortgage interest: −$12,318
• − Property taxes: −$1,249
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$6,397
• Taxable loss: −$1,515
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $2,562/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

+856.1% since first listed

10 events — show timeline

• 2026-05-06 Pending — CGMLS
• 2026-04-21 Contingent — MGMLS
• 2026-04-21 Pending — GAMLS
• 2026-04-17 Listed $219,900 MGMLS
• 2026-04-17 Listed $219,900 CGMLS
• 2026-04-14 Listed $219,900 GAMLS
• 2018-05-29 Sold (Public Records) $113,500 Public Records
• 2018-05-25 Sold (MLS) $113,500 CGMLS
• 2018-04-14 Listed $112,000 CGMLS
• 2012-09-04 Sold (Public Records) $23,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,249 · +3.2% YoY. Source: county tax records.