Is 208 Antiquity Cir Lot 237 in Perry, GA a good investment?

CashFlowRE grades it F with a 3.4% cap rate and $-785/mo modeled cash flow at a $296,885 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 208 Antiquity Cir Lot 237?

The modeled cap rate is 3.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,901/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 27.84

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).

ARV discount +7.5/15.0
Cash flow +4.9/30.0
Condition / age +4.8/5.0
Schools +4.0/10.0
Livability +3.4/5.0
Rent growth +2.5/5.0
1% rule +0.8/10.0
DSCR +0.0/10.0
Appreciation +0.0/10.0

$296,885

208 Antiquity Cir Lot 237 · Perry, GA 31069

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 112 Days on market

Built 2026 Excellent condition Garage $33/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Move in Ready November 2026! The Coleman plan by Smith Douglas Homes in the new community Avalon. Step into this beautifully crafted 4-bedroom, 2.5-bath home, where modern comfort and thoughtful design come together across two spacious levels. The welcoming foyer opens to a dedicated dining room, perfect for entertaining, holidays, or flexible everyday use. The open-concept main living area seamlessly connects the family room, breakfast area, and spacious kitchen, creating an inviting space for gathering and daily living. A sleek electric fireplace adds warmth and contemporary style.

Key facts

Ensuite bath
Electric fireplace
Owner's suite

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $297k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-785 ($-9k/yr) — negative.
To cash-flow at today's rent, offer at most $213k (28.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (36.0% below list).
Recommended offer: $190k (36.0% below list) — sets the bar for 1% rule.
Cap rate 3.4% vs local median 4.8% in Perry — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 692 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 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 $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 112 days — a 9% lower offer ($270k) is reasonable based on typical stale-listing flexibility.

Recommended offer $190,148 (36.0% below list)

Questions for the listing agent

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?
It's been on market 112 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.58% ✗
Cap rate: 3.41%
Cash-on-cash: -10.31%
DSCR: 0.54
GRM: 14.3

CMA / ARV

ARV (median comp): $326,129
List price: $296,885
Delta: -8.97%
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%)	5mo	$370,200	$185	85
902 Washington St	0.28mi	4/3.0	2,066 (+1%)	13mo	$310,500	$150	73
906 Washington St	0.24mi	3/2.5 (-1)	2,045 (-0%)	14mo	$277,499	$136	72
202 Farmland Cir Lot 2	0.01mi	3/2.0 (-1)	1,851 (-10%)	6mo	$336,900	$182	71
120 Bramblewood Way	0.02mi	4/2.0	1,756 (-14%)	11mo	$295,339	$168	64
405 Otter's Ridge Dr	0.02mi	4/2.0	1,766 (-14%)	21mo	$302,900	$172	56
905 Massee Ln	0.50mi	4/3.5	2,232 (+9%)	8mo	$418,000	$187	51
1309 Georgia Ave	0.53mi	3/2.0 (-1)	1,899 (-8%)	10mo	$150,000	$79	47
1208 Duncan Ave	0.64mi	4/3.0	2,331 (+14%)	12mo	$357,000	$153	36

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: -34.9%
Equity multiple: -0.13×
Total profit: $-102,772
Equity at exit: $48,627

10-year hold

IRR: -45.5%
Equity multiple: -0.68×
Total profit: $-153,642
Equity at exit: $28,198

Cash invested: $91,316 (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: 36 active · 20 under contract
Months of supply: 27.0 mo (4%/mo absorbed)
Median asking: $294,795 ($144/sqft)
Median days on market: 65 d
This list price: 53% 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: 692
Price-to-rent: 13.0×

Monthly cashflow live

Estimated rent: $1,901 high interval (Pro) →
Mortgage (P&I): −$1,710
Tax est. 1.5%: −$408 /mo · $4,892/yr
Insurance: −$136
HOA: −$33
Lot rent: −$0
Vacancy / Maint / Mgmt: −$399
Net cashflow: $-785

Break-even live

Break-even rent $2,895

Max offer price $212,591

Occupancy floor —

Sensitivity live

Price	-10% $-559	-5% $-672	+0% $-785	+5% $-897	+10% $-1,010
Rent	-10% $-935	-5% $-860	+0% $-785	+5% $-710	+10% $-634
Rate	-1.0pp $-620	-0.5pp $-702	base $-785	+0.5pp $-869	+1.0pp $-955

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: $81,532
Closing costs: $9,784
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1129 Macon Rd Perry, GA	3.0	2.0	1500	$1,500	$1.00	6d	1	0.18mi
1215 Macon Rd Perry, GA	3.0	2.5	1768	$1,500	$0.85	6d	1	0.38mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	117d	1	0.48mi
1304 Georgia Ave Perry, GA	4.0	2.0	1485	$3,500	$2.36	139d	1	0.48mi
1311 Georgia Ave Perry, GA	3.0	2.0	1716	$1,500	$0.87	6d	1	0.54mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,695	$1.10	6d	1	0.79mi
1218 Creekwood Dr Perry, GA	4.0	2.0	1545	$1,900	$1.23	139d	1	0.79mi
1301 Tucker Rd Perry, GA	4.0	3.0	1852	$1,700	$0.92	6d	1	0.93mi
1115 Kingston Rd Perry, GA	4.0	3.0	1740	$2,000	$1.15	117d	1	1.06mi
528 Ansley Ave Perry, GA	3.0	2.0	1862	$1,800	$0.97	6d	1	1.15mi
105 Sherwood Rd Perry, GA	3.0	1.5	1418	$1,350	$0.95	6d	1	1.23mi
304 Christopher Luke Cir Perry, GA	3.0	2.0	1769	$2,095	$1.18	139d	1	1.24mi
1739 Houston Lake Rd Perry, GA	3.0	2.0	2163	$1,895	$0.88	139d	1	1.30mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	117d	1	1.31mi
1726 Greenwood Cir Perry, GA	3.0	2.0	1647	$3,490	$2.12	139d	1	1.31mi
316 Julianne St Perry, GA	3.0	2.0	2297	$1,825	$0.79	139d	1	1.40mi

Property features AI

Finance

Other: Home warranty includedListing accepts Cash, Conventional, FHA, and VA financing
HOA & community: Community association (HOA) with $400 initiation/association fee; fee includes management

Exterior

Parking: Attached garageGarage with door openerGuest parking2 total parking spaces
Utilities: Public waterPublic sewerElectricity availableHigh-speed internet availableUnderground utilitiesSewer availableWater available
Home design: Single-family residence (house)Two levelsUnder construction (new construction)
Construction: Built in 2026Brick and concrete constructionComposition roofSlab foundation
Exterior features: PatioPorchNone listed for lot features

Interior

Kitchen: Breakfast areaKitchen islandPantrySolid surface countertopsDishwasherMicrowaveStainless steel appliances
Bedrooms: 4 bedrooms
Flooring: CarpetLaminateVinyl
Bathrooms: 2 full bathrooms1 half bathroomDouble vanities
Heating & cooling: Central heating (electric)Central air (electric)Ceiling fans
Interior features: Double vanityHigh ceilingsSeparate showerSoaking tubTray ceilingsWalk-in closetsNo shared/common wallsFireplace in family roomFamily room, foyer, and dedicated laundry room
Laundry & utility: Laundry on upper levelLaundry in hall

HOA detail $33/mo · $396/yr

Likely covers: electric

Listing history 50 events

2026-09-24

days on market $296,885 Active 112 DOM
2026-09-24

days on market $296,885 Active 111 DOM
2026-09-22

days on market $296,885 Active 110 DOM
2026-09-21

days on market $296,885 Active 109 DOM
2026-09-20

days on market $296,885 Active 108 DOM
2026-09-19

days on market $296,885 Active 107 DOM
2026-09-18

days on market $296,885 Active 106 DOM
2026-09-17

days on market $296,885 Active 105 DOM
2026-09-16

days on market $296,885 Active 104 DOM
2026-09-15

days on market $296,885 Active 103 DOM
2026-09-14

days on market $296,885 Active 102 DOM
2026-09-13

days on market $296,885 Active 101 DOM
2026-09-12

days on market $296,885 Active 100 DOM
2026-09-11

statusdays on market $296,885 Active 99 DOM
2026-09-05

pricestatusdays on market $296,885 Price Change 93 DOM
2026-09-04

days on market $297,235 Active 92 DOM
2026-09-03

days on market $297,235 Active 91 DOM
2026-08-31

days on market $297,235 Active 88 DOM
2026-08-30

days on market $297,235 Active 87 DOM
2026-08-29

days on market $297,235 Active 86 DOM
2026-08-28

days on market $297,235 Active 85 DOM
2026-08-27

days on market $297,235 Active 84 DOM
2026-08-26

days on market $297,235 Active 83 DOM
2026-08-25

days on market $297,235 Active 82 DOM
2026-08-24

days on market $297,235 Active 81 DOM
2026-08-23

days on market $297,235 Active 80 DOM
2026-08-22

days on market $297,235 Active 79 DOM
2026-08-21

days on market $297,235 Active 78 DOM
2026-08-20

days on market $297,235 Active 77 DOM
2026-08-19

days on market $297,235 Active 76 DOM
2026-08-18

days on market $297,235 Active 75 DOM
2026-08-17

days on market $297,235 Active 74 DOM
2026-08-16

days on market $297,235 Active 73 DOM
2026-08-15

days on market $297,235 Active 72 DOM
2026-08-14

days on market $297,235 Active 71 DOM
2026-08-13

days on market $297,235 Active 70 DOM
2026-08-12

days on market $297,235 Active 69 DOM
2026-08-11

days on market $297,235 Active 68 DOM
2026-08-10

days on market $297,235 Active 67 DOM
2026-08-09

days on market $297,235 Active 66 DOM
2026-08-08

days on market $297,235 Active 65 DOM
2026-08-07

days on market $297,235 Active 64 DOM
2026-08-06

days on market $297,235 Active 63 DOM
2026-08-05

days on market $297,235 Active 62 DOM
2026-08-04

days on market $297,235 Active 61 DOM
2026-08-03

days on market $297,235 Active 60 DOM
2026-07-31

days on market $297,235 Active 57 DOM
2026-07-30

days on market $297,235 Active 56 DOM
2026-07-29

days on market $297,235 Active 55 DOM
2026-07-27

days on market $297,235 Active 53 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $22,818
− Mortgage interest: −$18,268
− Property taxes: −$4,892
− Insurance: −$1,631
− Repairs & maintenance: −$1,825
− Management: −$1,825
− HOA: −$396
− Depreciation: −$9,487
Taxable loss: −$15,507

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$3,722
After-tax cash flow: $-5,694/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. It offers a great opportunity for investors looking to maximize both resale and rental value.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
Both Updating light fixtures — Modern light fixtures can improve the home's curb appeal and interior aesthetics. ↑
Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
Both Upgrading appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value and appeal to buyers/tenants. ↑
Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to buyers/tenants. ↑

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

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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

1 event — show timeline

2026-06-04 Listed $296,885 GAMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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