213 Antiquity Cir Lot 243 · Perry, GA 31069

$295,095

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 65 Days on market

Built 2026 Excellent condition Garage $33/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready October 2026! The Coleman plan by Smith Douglas Homes in the new community Avalon. Step into this beautifully designed 4-bedroom, 2.5-bath home where modern comfort meets thoughtful design. A welcoming foyer opens to a dedicated dining room, perfect for gatherings and special occasions. The heart of the home features an open-concept layout that seamlessly connects the family room, breakfast nook, and stylish kitchen, creating an ideal space for everyday living and entertaining. Just off the breakfast area, a spacious patio extends your living space outdoors, perfect for morning coffee, grilling, or relaxing after a long day.

Key facts

• Walk-in closet
• Large patio
• Owner's suite

Tags

• DEDICATED DINING ROOM
• OPEN CONCEPT LAYOUT
• LARGE PATIO
• OWNER'S SUITE
• SPACIOUS ENSUITE BATH
• WALK-IN CLOSET

🏗️ New construction. The $295,095 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $326,468.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (16.9% below list).
• Recommended offer: $245k (16.9% below list) — sets the bar for 1% rule.

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: 571 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 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 $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 65 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,090 (16.9% 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 65 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.75% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (median comp): $326,468
• List price: $295,095
• Delta: -9.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Farmland Cir Lot 8 AG	0.01mi	3/2.0 (-1)	2,003 (-2%)	3mo	$370,200	$185	86
902 Washington St	0.28mi	4/3.0	2,066 (+1%)	12mo	$310,500	$150	74
906 Washington St	0.24mi	3/2.5 (-1)	2,045 (-0%)	12mo	$277,499	$136	73
202 Farmland Cir Lot 2	0.01mi	3/2.0 (-1)	1,851 (-10%)	5mo	$336,900	$182	72
120 Bramblewood Way	0.02mi	4/2.0	1,756 (-14%)	10mo	$295,339	$168	65
405 Otter's Ridge Dr	0.02mi	4/2.0	1,766 (-14%)	20mo	$302,900	$172	57
905 Massee Ln	0.50mi	4/3.5	2,232 (+9%)	7mo	$418,000	$187	53
1309 Georgia Ave	0.53mi	3/2.0 (-1)	1,899 (-8%)	9mo	$150,000	$79	48
1208 Duncan Ave	0.64mi	4/3.0	2,331 (+14%)	10mo	$357,000	$153	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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-75,323
• Equity at exit: $48,677

10-year hold

• IRR: -19.3%
• Equity multiple: -0.03×
• Total profit: $-94,302
• Equity at exit: $28,227

Cash invested: $91,411 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 9 under contract
• Months of supply: 14.5 mo (7%/mo absorbed)
• Median asking: $295,095 ($144/sqft)
• Median days on market: 57 d
• This list price: 48% of active listings are priced below it
• ARV vs active asking: +10.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31069

• Active inventory: 571
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$1,712
• Tax est. 1.5%: −$408 /mo · $4,897/yr
• Insurance: −$136
• HOA: −$33
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-353

Break-even live

Break-even rent $2,898

Max offer price $275,398

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-240	+0% $-353	+5% $-466	+10% $-579
Rent	-10% $-547	-5% $-450	+0% $-353	+5% $-256	+10% $-159
Rate	-1.0pp $-189	-0.5pp $-270	base $-353	+0.5pp $-438	+1.0pp $-524

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: $81,617
• Closing costs: $9,794
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,700	$0.96	62d	1	0.38mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	70d	1	0.48mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	93d	1	0.48mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	70d	1	0.79mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	93d	1	0.79mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	70d	1	1.06mi
304 Christopher Luke Cir Perry, GA	3.0	2.0	1769	$2,095	$1.18	93d	1	1.24mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	93d	1	1.30mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	70d	1	1.31mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	93d	1	1.31mi
316 Julianne St Perry, GA	3.0	2.0	2297	$1,825	$0.79	93d	1	1.40mi

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financingHome warranty included
• HOA & community: Homeowners association with $400 initiation/association fee (includes management fee)

Exterior

• Parking: 2 parking spacesAttached garage with garage door openerGuest parking
• Utilities: Public waterPublic sewerElectricity availableHigh-speed internet availableUnderground utilitiesSewer availableWater available
• Home design: Single-family houseResidential propertyTwo-storyDetachedStructure type: House
• Construction: Built in 2026Brick and concrete constructionComposition roofSlab foundation
• Exterior features: PatioPorchUnder construction

Interior

• Kitchen: Breakfast areaKitchen islandPantrySolid surface countersDishwasherMicrowaveStainless steel appliancesElectric water heater
• Bedrooms: 4 bedrooms
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroom (total 2.5 bathrooms)
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fans
• Interior features: Double vanityHigh ceilingsTray ceilingsWalk-in closetsNo common wallsTwo levelsFamily room, foyer, and laundry room
• Laundry & utility: Laundry located in hall on upper level

Listing history 50 events

1. 2026-08-08
   days on market $295,095 Active 65 DOM
2. 2026-08-07
   days on market $295,095 Active 64 DOM
3. 2026-08-06
   days on market $295,095 Active 63 DOM
4. 2026-08-05
   days on market $295,095 Active 62 DOM
5. 2026-08-04
   days on market $295,095 Active 61 DOM
6. 2026-08-03
   days on market $295,095 Active 60 DOM
7. 2026-07-31
   days on market $295,095 Active 57 DOM
8. 2026-07-30
   days on market $295,095 Active 56 DOM
9. 2026-07-29
   days on market $295,095 Active 55 DOM
10. 2026-07-27
    days on market $295,095 Active 53 DOM
11. 2026-07-25
    days on market $295,095 Active 51 DOM
12. 2026-07-24
    days on market $295,095 Active 50 DOM
13. 2026-07-23
    days on market $295,095 Active 49 DOM
14. 2026-07-22
    days on market $295,095 Active 48 DOM
15. 2026-07-21
    days on market $295,095 Active 47 DOM
16. 2026-07-18
    days on market $295,095 Active 44 DOM
17. 2026-07-16
    days on market $295,095 Active 42 DOM
18. 2026-07-16
    days on market $295,095 Active 41 DOM
19. 2026-07-14
    days on market $295,095 Active 40 DOM
20. 2026-07-13
    days on market $295,095 Active 39 DOM
21. 2026-07-12
    days on market $295,095 Active 38 DOM
22. 2026-07-11
    days on market $295,095 Active 37 DOM
23. 2026-07-10
    days on market $295,095 Active 36 DOM
24. 2026-07-09
    days on market $295,095 Active 35 DOM
25. 2026-07-08
    days on market $295,095 Active 34 DOM
26. 2026-07-07
    days on market $295,095 Active 33 DOM
27. 2026-07-06
    days on market $295,095 Active 32 DOM
28. 2026-07-05
    days on market $295,095 Active 31 DOM
29. 2026-07-04
    days on market $295,095 Active 30 DOM
30. 2026-07-03
    days on market $295,095 Active 29 DOM
31. 2026-07-02
    days on market $295,095 Active 28 DOM
32. 2026-07-01
    days on market $295,095 Active 27 DOM
33. 2026-06-30
    days on market $295,095 Active 26 DOM
34. 2026-06-29
    days on market $295,095 Active 25 DOM
35. 2026-06-28
    days on market $295,095 Active 24 DOM
36. 2026-06-28
    days on market $295,095 Active 23 DOM
37. 2026-06-27
    days on market $295,095 Active 22 DOM
38. 2026-06-25
    days on market $295,095 Active 20 DOM
39. 2026-06-23
    days on market $295,095 Active 18 DOM
40. 2026-06-21
    days on market $295,095 Active 17 DOM
41. 2026-06-19
    days on market $295,095 Active 15 DOM
42. 2026-06-18
    statusdays on market $295,095 Active 14 DOM
43. 2026-06-17
    days on market $295,095 New 13 DOM
44. 2026-06-16
    days on market $295,095 New 12 DOM
45. 2026-06-15
    days on market $295,095 New 11 DOM
46. 2026-06-14
    days on market $295,095 New 9 DOM
47. 2026-06-13
    days on market $295,095 New 8 DOM
48. 2026-06-10
    days on market $295,095 New 6 DOM
49. 2026-06-09
    days on market $295,095 New 5 DOM
50. 2026-06-08
    days on market $295,095 New 4 DOM

ⓘ 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: $29,411
• − Mortgage interest: −$18,287
• − Property taxes: −$4,897
• − Insurance: −$1,632
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − HOA: −$396
• − Depreciation: −$9,497
• Taxable loss: −$10,005
• Est. tax savings @ 24.0%: +$2,401
• After-tax cash flow: $-1,834/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 · 13 photos

Excellent 95/100 None rehab

This move-in-ready home is in excellent condition with modern finishes and a well-maintained exterior. Painting and landscaping improvements could further enhance its resale value.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers. ↑
• Resale Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and make it more attractive to potential buyers. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Morningside Elementary School F GA #582/1,228 Nat'l #24,950/41,679 Middle Perry Middle School C+ GA #60/470 Nat'l #3,033/14,009 High Perry High School F GA #84/424 Nat'l #9,567/17,239

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

C Composite livability gradescore 68/100

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 · 169,502 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financingHome warranty included
• HOA & community: Homeowners association with $400 initiation/association fee (includes management fee)

Exterior

• Parking: 2 parking spacesAttached garage with garage door openerGuest parking
• Utilities: Public waterPublic sewerElectricity availableHigh-speed internet availableUnderground utilitiesSewer availableWater available
• Home design: Single-family houseResidential propertyTwo-storyDetachedStructure type: House
• Construction: Built in 2026Brick and concrete constructionComposition roofSlab foundation
• Exterior features: PatioPorchUnder construction

Interior

• Kitchen: Breakfast areaKitchen islandPantrySolid surface countersDishwasherMicrowaveStainless steel appliancesElectric water heater
• Bedrooms: 4 bedrooms
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroom (total 2.5 bathrooms)
• Heating & cooling: Central heating (electric)Central air (electric)Ceiling fans
• Interior features: Double vanityHigh ceilingsTray ceilingsWalk-in closetsNo common wallsTwo levelsFamily room, foyer, and laundry room
• Laundry & utility: Laundry located in hall on upper level

Price history

1 event — show timeline

• 2026-06-04 Listed $295,095 GAMLS