125 Anne Dr · Warner Robins, GA 31093

$149,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 78 Days on market

Built 1958 10,018 sqft lot $150/sqft · 27% above area Est $118k · 27% over

---

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 +18.5/30.0
• DSCR +5.8/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled single-story home in the heart of Warner Robins, featuring 3 bedrooms, 1-bathroom, new kitchen cabinets, new flooring throughout, new stainless-steel appliances, new lighting, and upgraded plumbing. Nice private, fenced, and large lot with a great area to BBQ!! Convenient to schools, shopping, RAFB, and Hwy 247.

Key facts

• 0.23 acre lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $132k (11.9% below list).
• Recommended offer: $132k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.9% in Warner Robins — 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 65/100 on livability (#227 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime 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.
• Market conditions: Rents rising (+2.8%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 34% of the median local income ($46k/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 $1k of loan paydown is wiped out by about $4k 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 78 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,075 (11.9% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $117,936
• List price: $149,900
• Delta: 27.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Ravenwood Way	0.29mi	3/1.0	962 (-4%)	4mo	$125,000	$130	77
115 Trinity Dr Dr	0.62mi	3/1.0	1,012 (+1%)	3mo	$90,000	$89	67
110 Briardale Ave	0.29mi	3/1.5	1,100 (+10%)	1mo	$148,000	$135	66
206 Sunstede Rd	0.63mi	3/2.0	1,036 (+4%)	5mo	$134,900	$130	57
724 Mcarthur Blvd	0.50mi	3/1.0	888 (-11%)	4mo	$115,000	$130	55
717 Bernard Dr	0.73mi	3/1.0	1,053 (+5%)	4mo	$154,900	$147	54
111 Marilyn Dr	0.62mi	3/1.0	912 (-9%)	4mo	$99,000	$109	53
610 Cherokee Dr	0.55mi	3/1.0	1,130 (+13%)	0mo	$108,000	$96	52
311 Arnold Blvd Blvd	0.54mi	3/1.5	1,111 (+11%)	4mo	$115,000	$104	51
505 American Blvd	0.54mi	3/2.0	1,122 (+12%)	1mo	$170,000	$152	50
102 Marshall Dr Dr	0.75mi	3/1.0	1,081 (+8%)	2mo	$52,000	$48	49
308 Diggs Blvd	0.65mi	2/1.0 (-1)	888 (-11%)	0mo	$55,000	$62	45

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-15,581
• Equity at exit: $22,351

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,343
• Equity at exit: $12,961

Cash invested: $41,972 (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 31093

• Rents YoY: 2.8%
• Active inventory: 161
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$786
• Tax from tax record: −$53 /mo · $630/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $142

Break-even live

Break-even rent $1,141

Max offer price $149,900

Occupancy floor 84%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	43d	1	0.45mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	13d	8	0.49mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	43d	6	0.49mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	43d	1	0.51mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	20d	1	0.51mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	43d	1	0.60mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	20d	1	0.60mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	43d	1	0.60mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	13d	1	0.61mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	13d	29	0.64mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	20d	1	0.75mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	43d	1	0.75mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	43d	1	0.76mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	43d	1	0.78mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	20d	1	0.78mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	43d	1	0.79mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	43d	1	0.82mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	43d	19	0.84mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	43d	1	0.85mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	13d	1	0.89mi
302 Hawaii Ave Unit D Warner Robins, GA	3.0	2.0	1190	$1,500	$1.26	13d	1	0.89mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	20d	1	1.04mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	20d	1	1.05mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	43d	1	1.09mi
213 Johns Rd Warner Robins, GA	2.0	1.0	888	$1,175	$1.32	13d	1	1.10mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	13d	2	1.10mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	20d	1	1.11mi
404 Dunmurry Pl Warner Robins, GA	3.0	2.0	1293	$1,575	$1.22	13d	1	1.14mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	13d	1	1.15mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	43d	1	1.16mi
122 Briarwood Dr Warner Robins, GA	4.0	2.0	1218	$1,195	$0.98	20d	1	1.17mi
124 Briarwood Dr Warner Robins, GA	3.0	2.0	1134	$1,500	$1.32	43d	1	1.18mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	13d	7	1.19mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	20d	1	1.19mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,199	$1.25	43d	81	1.20mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,139	$1.18	13d	9	1.20mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	43d	1	1.24mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	20d	1	1.24mi
716 American Blvd Warner Robins, GA	3.0	1.5	1235	$1,400	$1.13	20d	1	1.24mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	43d	1	1.28mi

Listing history 28 events

1. 2026-06-19
   days on market $149,900 Active 78 DOM
2. 2026-06-18
   days on market $149,900 Active 77 DOM
3. 2026-06-17
   days on market $149,900 Active 76 DOM
4. 2026-06-16
   days on market $149,900 Active 75 DOM
5. 2026-06-15
   days on market $149,900 Active 74 DOM
6. 2026-06-14
   days on market $149,900 Active 72 DOM
7. 2026-06-13
   days on market $149,900 Active 71 DOM
8. 2026-06-10
   days on market $149,900 Active 69 DOM
9. 2026-06-09
   days on market $149,900 Active 68 DOM
10. 2026-06-08
    days on market $149,900 Active 67 DOM
11. 2026-06-07
    statusdays on market $149,900 Active 66 DOM
12. 2026-06-05
    days on market $149,900 Price Change 63 DOM
13. 2026-06-03
    remarks 375-char remark
14. 2026-06-03
    pricestatusdays on market $149,900 Price Change 62 DOM
15. 2026-06-02
    days on market $145,000 Active Under Contract 61 DOM
16. 2026-06-01
    days on market $145,000 Active Under Contract 60 DOM
17. 2026-05-31
    days on market $145,000 Active Under Contract 59 DOM
18. 2026-05-30
    days on market $145,000 Active Under Contract 58 DOM
19. 2026-05-07
    price $145,000 335-char remark

    Show marketing remark (335 chars)

    Beautifully remodeled single-story home in the heart of Warner Robins, featuring 3 bedrooms, 1-bathroom, new kitchen cabinets, new flooring throughout, new stainless-steel appliances, new lighting, and upgraded plumbing. Nice private, fenced, and large lot with a great area to BBQ!! Convenient to schools, shopping, RAFB, and Hwy 247.

20. 2026-05-07
    price $145,000 335-char remark

    Show marketing remark (335 chars)

    Beautifully remodeled single-story home in the heart of Warner Robins, featuring 3 bedrooms, 1-bathroom, new kitchen cabinets, new flooring throughout, new stainless-steel appliances, new lighting, and upgraded plumbing. Nice private, fenced, and large lot with a great area to BBQ!! Convenient to schools, shopping, RAFB, and Hwy 247.

21. 2026-04-02
    listed $149,000 New 335-char remark

    Show marketing remark (335 chars)

    Beautifully remodeled single-story home in the heart of Warner Robins, featuring 3 bedrooms, 1-bathroom, new kitchen cabinets, new flooring throughout, new stainless-steel appliances, new lighting, and upgraded plumbing. Nice private, fenced, and large lot with a great area to BBQ!! Convenient to schools, shopping, RAFB, and Hwy 247.

22. 2026-04-02
    listed $149,000 Active 335-char remark

    Show marketing remark (335 chars)

    Beautifully remodeled single-story home in the heart of Warner Robins, featuring 3 bedrooms, 1-bathroom, new kitchen cabinets, new flooring throughout, new stainless-steel appliances, new lighting, and upgraded plumbing. Nice private, fenced, and large lot with a great area to BBQ!! Convenient to schools, shopping, RAFB, and Hwy 247.

23. 2026-02-15
    historical
24. 2026-01-13
    price $103,000
25. 2025-11-14
    price $110,900
26. 2025-09-22
    price $115,000
27. 2025-09-15
    price $120,000
28. 2025-08-27
    listed $125,000 New

ⓘ 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: $630 · $53/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$749/yr (+$62/mo · 118.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,849
• − Mortgage interest: −$8,397
• − Property taxes: −$630
• − Insurance: −$750
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,361
• Taxable loss: −$824
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,906/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 — Warner Robins

• Score: 65/100
• State rank: #227
• US rank: #13290

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warner Robins, GA
• County: Houston County · 157,321 people
• City population: 92,102
• Metro: Warner Robins, GA
• Population (ZIP): 26,872
• Household income: $45,991
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1516.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 47% White 35% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -130.35%
• Current HPI: 222.1627
• Rent YoY: ▲ 2.78%
• 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

+16.0% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $145,000 CGMLS
• 2026-05-07 Price Changed $145,000 GAMLS
• 2026-04-02 Listed $149,000 CGMLS
• 2026-04-02 Listed $149,000 GAMLS
• 2026-02-15 Listing Removed — GAMLS
• 2026-01-13 Price Changed $103,000 GAMLS
• 2025-11-14 Price Changed $110,900 GAMLS
• 2025-09-22 Price Changed $115,000 GAMLS
• 2025-09-15 Price Changed $120,000 GAMLS
• 2025-08-27 Listed $125,000 GAMLS

Property tax history

+2.2%/yr

Latest (2025): $630 · +7.9% YoY. Source: county tax records.