1739 Houston Lake Rd Rd · Perry, GA 31069

$258,000

3 bd · 2.0 ba · 2,163 sqft · SingleFamily public records · 12 Days on market

Built 1961 0.32 ac lot Est $279k · 8% 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 +20.7/30.0
• ARV discount +10.9/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• 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

Don’t miss out on the opportunity to own this large 3BR/2BA with 2 living areas ranch style home in Perry. The home is very convenient to shopping, schools, RAFB and I75. Located near the downtown area of Perry, you will love all the downtown feel and enjoy all the events throughout the year. Call today.

Key facts

• Huge bonus room
• Large backyard
• Eat-in kitchen

Tags

• DEDICATED LAUNDRY AREA
• EAT-IN KITCHEN
• HUGE BONUS ROOM
• BRIGHT SUNROOM
• LARGE BACKYARD

Property features AI

Exterior

• Parking: 1 covered parking space; 1 garage space; Attached garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Underground utilities

Interior

• Kitchen: Dishwasher; Oven; Cooktop
• Flooring: Hardwood; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High-speed internet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/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 $245k (5.0% below list).
• Recommended offer: $245k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Morningside Elementary School (math 32% / reading 32%, grade F, #582 of 1,228 statewide, top 50%, 503 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: 472 active listings in the ZIP; 10 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 39% 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $177k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $244,996 (5.0% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $279,027
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1739 Houston Lake Rd	0.00mi	3/2.0	2,163 (0%)	4mo	$177,000	$82	97
1009 N Davis Dr	0.14mi	3/2.0	2,017 (-7%)	5mo	$260,000	$129	78
1729 Milton Way	0.07mi	3/2.0	1,880 (-13%)	2mo	$279,000	$148	73
312 Bridgehampton Way	0.48mi	4/2.0 (+1)	2,154 (-0%)	5mo	$285,000	$132	68
1152 Lovely Ln	0.57mi	4/2.0 (+1)	2,180 (+1%)	6mo	$215,000	$99	62
1719 Sewell Cir	0.23mi	4/2.5 (+1)	2,328 (+8%)	15mo	$244,800	$105	57
1202 Fairway Dr	0.67mi	3/2.0	2,040 (-6%)	9mo	$318,000	$156	52
1202 Fairway Dr	0.67mi	3/2.0	2,040 (-6%)	9mo	$318,000	$156	52
1109 Kenwood Dr	0.70mi	4/2.0 (+1)	2,083 (-4%)	12mo	$250,000	$120	46
1508 Windsor Rd	0.50mi	4/2.0 (+1)	1,871 (-14%)	9mo	$235,000	$126	41
1408 Kenwood Dr	0.68mi	4/2.0 (+1)	2,057 (-5%)	19mo	$259,000	$126	40
307 Idle Pines Dr	0.62mi	4/3.5 (+1)	2,433 (+12%)	18mo	$343,000	$141	24

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-19,531
• Equity at exit: $38,469

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $11,440
• Equity at exit: $22,307

Cash invested: $72,240 (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: 472
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$1,353
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $351

Break-even live

Break-even rent $2,006

Max offer price $258,000

Occupancy floor 81%

Sensitivity live

Price	-10% $497	-5% $424	+0% $351	+5% $278	+10% $205
Rent	-10% $158	-5% $254	+0% $351	+5% $448	+10% $545
Rate	-1.0pp $481	-0.5pp $417	base $351	+0.5pp $284	+1.0pp $216

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	45d	1	0.01mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	45d	1	0.18mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	22d	1	0.18mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	22d	1	0.61mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	45d	1	0.83mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	22d	1	0.83mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	15d	1	1.00mi
111 Judy Kay Way Perry, GA	3.0	2.0	1759	$2,000	$1.14	22d	1	1.03mi
215 Rainsong Trl Perry, GA	4.0	2.0	1836	$2,450	$1.33	22d	1	1.08mi
705 Evergreen St Perry, GA	2.0	1.5	1489	$1,400	$0.94	22d	1	1.33mi

Listing history 23 events

1. 2026-06-08
   days on market $258,000 Active 12 DOM
2. 2026-06-07
   days on market $258,000 Active 11 DOM
3. 2026-06-05
   days on market $258,000 Active 8 DOM
4. 2026-06-03
   days on market $258,000 Active 7 DOM
5. 2026-06-02
   days on market $258,000 Active 6 DOM
6. 2026-06-01
   days on market $258,000 Active 5 DOM
7. 2026-05-31
   days on market $258,000 Active 4 DOM
8. 2026-05-30
   remarks 669-char remark
9. 2026-05-30
   days on market $258,000 Active 3 DOM
10. 2026-05-28
    listed $258,000 Active
11. 2026-05-27
    listed $1,895
12. 2026-05-27
    historical $1,895
13. 2026-04-30
    price $1,895
14. 2026-04-05
    price $2,150
15. 2026-03-13
    soldstatus $177,000
16. 2026-03-08
    listed $2,350
17. 2026-03-06
    soldstatus $177,000 Closed 312-char remark

    Show marketing remark (307 chars)

    Don't miss out on the opportunity to own this large 3BR/2BA with 2 living areas ranch style home in Perry. The home is very convenient to shopping, schools, RAFB and I75. Located near the downtown area of Perry, you will love all the downtown feel and enjoy all the events throughout the year. Call today.

18. 2026-03-06
    soldstatus $177,000 Sold 307-char remark

    Show marketing remark (307 chars)

    Don't miss out on the opportunity to own this large 3BR/2BA with 2 living areas ranch style home in Perry. The home is very convenient to shopping, schools, RAFB and I75. Located near the downtown area of Perry, you will love all the downtown feel and enjoy all the events throughout the year. Call today.

19. 2026-02-09
    status Under Contract 307-char remark

    Show marketing remark (312 chars)

    Don’t miss out on the opportunity to own this large 3BR/2BA with 2 living areas ranch style home in Perry. The home is very convenient to shopping, schools, RAFB and I75. Located near the downtown area of Perry, you will love all the downtown feel and enjoy all the events throughout the year. Call today.

20. 2026-02-09
    status Pending 312-char remark

    Show marketing remark (312 chars)

    Don’t miss out on the opportunity to own this large 3BR/2BA with 2 living areas ranch style home in Perry. The home is very convenient to shopping, schools, RAFB and I75. Located near the downtown area of Perry, you will love all the downtown feel and enjoy all the events throughout the year. Call today.

21. 2026-02-04
    listed $199,900 Active 312-char remark

    Show marketing remark (312 chars)

    Don’t miss out on the opportunity to own this large 3BR/2BA with 2 living areas ranch style home in Perry. The home is very convenient to shopping, schools, RAFB and I75. Located near the downtown area of Perry, you will love all the downtown feel and enjoy all the events throughout the year. Call today.

22. 2026-01-29
    listed $199,900 New 307-char remark

    Show marketing remark (307 chars)

    Don't miss out on the opportunity to own this large 3BR/2BA with 2 living areas ranch style home in Perry. The home is very convenient to shopping, schools, RAFB and I75. Located near the downtown area of Perry, you will love all the downtown feel and enjoy all the events throughout the year. Call today.

23. 1983-10-27
    soldstatus $45,500

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $2,374 · $198/mo
• Expected delta: +$887/yr (+$74/mo · 59.6%)

ⓘ 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: $29,400
• − Mortgage interest: −$14,452
• − Property taxes: −$1,487
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$7,505
• Taxable loss: −$39
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $4,222/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

+467.0% since first listed

14 events — show timeline

• 2026-05-28 Listed $258,000 CGMLS
• 2026-05-27 Listed for Rent $1,895 CGMLS
• 2026-05-27 Rental Removed $1,895 CGMLS
• 2026-04-30 Price Changed $1,895 CGMLS
• 2026-04-05 Price Changed $2,150 CGMLS
• 2026-03-13 Sold (Public Records) $177,000 Public Records
• 2026-03-08 Listed for Rent $2,350 CGMLS
• 2026-03-06 Sold (MLS) $177,000 GAMLS
• 2026-03-06 Sold (MLS) $177,000 CGMLS
• 2026-02-09 Pending — GAMLS
• 2026-02-09 Pending — CGMLS
• 2026-02-04 Listed $199,900 CGMLS
• 2026-01-29 Listed $199,900 GAMLS
• 1983-10-27 Sold (Public Records) $45,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,487 · +22.0% YoY. Source: county tax records.