103 Westcliff Cir Apt A · Warner Robins, GA 31093

$79,900

2 bd · 1.5 ba · 998 sqft · Condo public records · 251 Days on market

Built 1973 $80/sqft · 26% below area Est $108k · 26% under $221/mo HOA · 19% of rent

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Why this score? — see what drove the B 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 +26.6/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +9.1/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom 1.5 bath condominium is features new paint and flooring. Unit features a functional layout and is move in ready. Perfect for a 1st time home buyer or anyone. The HOA fee includes water, trash Cox cable and exterior maintenance.

Key facts

• $221 HOA
• Built 1973
• Listed 251 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: employment D+, crime F, amenities 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: Westside Elementary School (math 19% / reading 14%, grade F, #968 of 1,228 statewide, top 79%, 556 students, 84% FRL); Northside Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 844 students, 84% FRL); Northside High School (math 5% / reading 21%, grade F, #331 of 424 statewide, top 78%, 1,959 students, 84% FRL) — zoned schools average 84% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 44% district-wide (-25 pts) — the specific schools serving this property underperform the Houston County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.8%/yr); 166 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 ($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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $80k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 5.6

CMA / ARV

• ARV (median comp): $107,749
• List price: $79,900
• Delta: -25.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $500
• Equity at exit: $11,913

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $17,364
• Equity at exit: $6,908

Cash invested: $22,372 (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: 166
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$419
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$33
• HOA: −$221
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $213

Break-even live

Break-even rent $922

Max offer price $79,900

Occupancy floor 77%

Sensitivity live

Price	-10% $259	-5% $236	+0% $213	+5% $191	+10% $168
Rent	-10% $119	-5% $166	+0% $213	+5% $260	+10% $307
Rate	-1.0pp $254	-0.5pp $234	base $213	+0.5pp $193	+1.0pp $172

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	45d	1	0.23mi
101 Woodcrest Cir Warner Robins, GA	1.0	1.0	450	$875	$1.94	15d	5	0.27mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	45d	1	0.68mi
724 N Houston Rd Warner Robins, GA	1.0	1.0	680	$765	$1.12	45d	1	0.80mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	22d	1	0.82mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	45d	1	0.82mi
205 Holt Ave Unit 5 Warner Robins, GA	2.0	1.0	600	$750	$1.25	45d	1	0.82mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	45d	1	1.05mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	45d	1	1.12mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	45d	19	1.36mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,149	$1.05	45d	1	1.40mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	15d	7	1.47mi
100 Robins West Pkwy Warner Robins, GA	1.0–2.0	1.0–2.0	982	$1,347	$1.37	15d	7	1.50mi

HOA detail condo

• Monthly dues: $221 · $2,652/yr
• Likely covers: watertrashcableexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-03-26
   price $79,900 242-char remark

   Show marketing remark (242 chars)

   This 2-bedroom 1.5 bath condominium is features new paint and flooring. Unit features a functional layout and is move in ready. Perfect for a 1st time home buyer or anyone. The HOA fee includes water, trash Cox cable and exterior maintenance.

2. 2026-01-29
   price $89,900 242-char remark

   Show marketing remark (242 chars)

   This 2-bedroom 1.5 bath condominium is features new paint and flooring. Unit features a functional layout and is move in ready. Perfect for a 1st time home buyer or anyone. The HOA fee includes water, trash Cox cable and exterior maintenance.

3. 2025-09-19
   listed $80,000 New 242-char remark

   Show marketing remark (242 chars)

   This 2-bedroom 1.5 bath condominium is features new paint and flooring. Unit features a functional layout and is move in ready. Perfect for a 1st time home buyer or anyone. The HOA fee includes water, trash Cox cable and exterior maintenance.

4. 2003-02-07
   soldstatus $42,500
5. 1984-02-04
   soldstatus $29,596

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$75/yr (+$6/mo · 11.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,302
• − Mortgage interest: −$4,476
• − Property taxes: −$660
• − Insurance: −$400
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − HOA: −$2,652
• − Depreciation: −$2,324
• Taxable income: $1,503
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,199/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

+170.0% since first listed

5 events — show timeline

• 2026-03-26 Price Changed $79,900 GAMLS
• 2026-01-29 Price Changed $89,900 GAMLS
• 2025-09-19 Listed $80,000 GAMLS
• 2003-02-07 Sold (Public Records) $42,500 Public Records
• 1984-02-04 Sold (Public Records) $29,596 Public Records

Property tax history

+3.5%/yr

Latest (2025): $660 · +6.5% YoY. Source: county tax records.