212 Little Farm Ln · Warner Robins, GA 31047

$115,000

3 bd · 2.0 ba · 1,176 sqft · Other public records · 106 Days on market

Built 1974 0.93 ac lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well kept 1100 square foot mobile home offers comfort space and an unbeatable location within walking distance to Veterans High School. Inside you will find durable LVP flooring throughout creating a clean and modern feel that is easy to maintain. The layout offers comfortable living areas and functional bedroom space perfect for everyday living or investment potential. Step outside to enjoy a large screened in porch that is perfect for relaxing entertaining or enjoying the outdoors in comfort. The property also includes a carport with space fortwo vehicles providing excellent covered parking. Sitting on two lots totaling 0.93 acres this property offers an impressive amount of outdoor space with plenty of room for expansion gardening or recreation. Taxes are county only and the mobile home title has been retired making financing options more convenient. This property offers space location and value all in one opportunity.

Key facts

• Durable lvp flooring
• 0.93 acre lot
• 2 garage spots

Tags

• DURABLE LVP FLOORING
• LARGE SCREENED IN PORCH
• TWO LOTS TOTALING 0.93 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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: 253 active listings in the ZIP; high-income renter base; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $115k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.82% ✓
• Cap rate: 16.27%
• Cash-on-cash: 35.63%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.3%
• Equity multiple: 2.31×
• Total profit: $42,233
• Equity at exit: $17,147

10-year hold

• IRR: 38.4%
• Equity multiple: 4.57×
• Total profit: $115,076
• Equity at exit: $9,943

Cash invested: $32,200 (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 31047

• Home prices YoY: -14.4%
• Active inventory: 253
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $956

Break-even live

Break-even rent $884

Max offer price $115,000

Occupancy floor 49%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-03
   days on market $115,000 Active 106 DOM
2. 2026-06-02
   days on market $115,000 Active 105 DOM
3. 2026-06-01
   days on market $115,000 Active 104 DOM
4. 2026-05-31
   days on market $115,000 Active 103 DOM
5. 2026-05-30
   days on market $115,000 Active 102 DOM
6. 2026-04-13
   status Active 940-char remark

   Show marketing remark (941 chars)

   This well kept 1100 square foot mobile home offers comfort space and an unbeatable location within walking distance to Veterans High School. Inside you will find durable LVP flooring throughout creating a clean and modern feel that is easy to maintain. The layout offers comfortable living areas and functional bedroom space perfect for everyday living or investment potential. Step outside to enjoy a large screened in porch that is perfect for relaxing entertaining or enjoying the outdoors in comfort. The property also includes a carport with space for two vehicles providing excellent covered parking. Sitting on two lots totaling 0.93 acres this property offers an impressive amount of outdoor space with plenty of room for expansion gardening or recreation. Taxes are county only and the mobile home title has been retired making financing options more convenient. This property offers space location and value all in one opportunity.

7. 2026-04-13
   status Active 941-char remark

   Show marketing remark (941 chars)

   This well kept 1100 square foot mobile home offers comfort space and an unbeatable location within walking distance to Veterans High School. Inside you will find durable LVP flooring throughout creating a clean and modern feel that is easy to maintain. The layout offers comfortable living areas and functional bedroom space perfect for everyday living or investment potential. Step outside to enjoy a large screened in porch that is perfect for relaxing entertaining or enjoying the outdoors in comfort. The property also includes a carport with space for two vehicles providing excellent covered parking. Sitting on two lots totaling 0.93 acres this property offers an impressive amount of outdoor space with plenty of room for expansion gardening or recreation. Taxes are county only and the mobile home title has been retired making financing options more convenient. This property offers space location and value all in one opportunity.

8. 2026-04-07
   historical Active Under Contract 940-char remark

   Show marketing remark (941 chars)

   This well kept 1100 square foot mobile home offers comfort space and an unbeatable location within walking distance to Veterans High School. Inside you will find durable LVP flooring throughout creating a clean and modern feel that is easy to maintain. The layout offers comfortable living areas and functional bedroom space perfect for everyday living or investment potential. Step outside to enjoy a large screened in porch that is perfect for relaxing entertaining or enjoying the outdoors in comfort. The property also includes a carport with space for two vehicles providing excellent covered parking. Sitting on two lots totaling 0.93 acres this property offers an impressive amount of outdoor space with plenty of room for expansion gardening or recreation. Taxes are county only and the mobile home title has been retired making financing options more convenient. This property offers space location and value all in one opportunity.

9. 2026-04-07
   status Pending 941-char remark

   Show marketing remark (941 chars)

   This well kept 1100 square foot mobile home offers comfort space and an unbeatable location within walking distance to Veterans High School. Inside you will find durable LVP flooring throughout creating a clean and modern feel that is easy to maintain. The layout offers comfortable living areas and functional bedroom space perfect for everyday living or investment potential. Step outside to enjoy a large screened in porch that is perfect for relaxing entertaining or enjoying the outdoors in comfort. The property also includes a carport with space for two vehicles providing excellent covered parking. Sitting on two lots totaling 0.93 acres this property offers an impressive amount of outdoor space with plenty of room for expansion gardening or recreation. Taxes are county only and the mobile home title has been retired making financing options more convenient. This property offers space location and value all in one opportunity.

10. 2026-03-10
    price $115,000 940-char remark

    Show marketing remark (941 chars)

    This well kept 1100 square foot mobile home offers comfort space and an unbeatable location within walking distance to Veterans High School. Inside you will find durable LVP flooring throughout creating a clean and modern feel that is easy to maintain. The layout offers comfortable living areas and functional bedroom space perfect for everyday living or investment potential. Step outside to enjoy a large screened in porch that is perfect for relaxing entertaining or enjoying the outdoors in comfort. The property also includes a carport with space for two vehicles providing excellent covered parking. Sitting on two lots totaling 0.93 acres this property offers an impressive amount of outdoor space with plenty of room for expansion gardening or recreation. Taxes are county only and the mobile home title has been retired making financing options more convenient. This property offers space location and value all in one opportunity.

11. 2026-03-10
    price $115,000 941-char remark

    Show marketing remark (941 chars)

    This well kept 1100 square foot mobile home offers comfort space and an unbeatable location within walking distance to Veterans High School. Inside you will find durable LVP flooring throughout creating a clean and modern feel that is easy to maintain. The layout offers comfortable living areas and functional bedroom space perfect for everyday living or investment potential. Step outside to enjoy a large screened in porch that is perfect for relaxing entertaining or enjoying the outdoors in comfort. The property also includes a carport with space for two vehicles providing excellent covered parking. Sitting on two lots totaling 0.93 acres this property offers an impressive amount of outdoor space with plenty of room for expansion gardening or recreation. Taxes are county only and the mobile home title has been retired making financing options more convenient. This property offers space location and value all in one opportunity.

12. 2026-02-11
    listed $125,000 Active 940-char remark

    Show marketing remark (941 chars)

    This well kept 1100 square foot mobile home offers comfort space and an unbeatable location within walking distance to Veterans High School. Inside you will find durable LVP flooring throughout creating a clean and modern feel that is easy to maintain. The layout offers comfortable living areas and functional bedroom space perfect for everyday living or investment potential. Step outside to enjoy a large screened in porch that is perfect for relaxing entertaining or enjoying the outdoors in comfort. The property also includes a carport with space for two vehicles providing excellent covered parking. Sitting on two lots totaling 0.93 acres this property offers an impressive amount of outdoor space with plenty of room for expansion gardening or recreation. Taxes are county only and the mobile home title has been retired making financing options more convenient. This property offers space location and value all in one opportunity.

13. 2026-02-11
    listed $125,000 Active 941-char remark

    Show marketing remark (941 chars)

    This well kept 1100 square foot mobile home offers comfort space and an unbeatable location within walking distance to Veterans High School. Inside you will find durable LVP flooring throughout creating a clean and modern feel that is easy to maintain. The layout offers comfortable living areas and functional bedroom space perfect for everyday living or investment potential. Step outside to enjoy a large screened in porch that is perfect for relaxing entertaining or enjoying the outdoors in comfort. The property also includes a carport with space for two vehicles providing excellent covered parking. Sitting on two lots totaling 0.93 acres this property offers an impressive amount of outdoor space with plenty of room for expansion gardening or recreation. Taxes are county only and the mobile home title has been retired making financing options more convenient. This property offers space location and value all in one opportunity.

14. 2016-04-25
    soldstatus $49,000
15. 2016-04-22
    soldstatus $49,000
16. 2015-12-23
    listed $54,000
17. 2014-04-03
    soldstatus $45,000
18. 2014-03-25
    soldstatus $45,000
19. 2006-07-18
    soldstatus $31,200
20. 2006-06-23
    soldstatus $30,208

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$486/yr (+$41/mo · 85.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,135
• − Mortgage interest: −$6,442
• − Property taxes: −$572
• − Insurance: −$575
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − Depreciation: −$3,345
• Taxable income: $10,180
• Est. tax owed @ 24.0%: −$2,443
• After-tax cash flow: $9,030/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

• County: Houston County · 157,321 people
• City population: 92,102
• Metro: Warner Robins, GA
• Population (ZIP): 20,203
• Household income: $117,332
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 11.0

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 (65%)
• Race & ethnicity: White 65% Black 18% Two or more races 12% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 94% English-only · Spanish 4% Korean 1% Tagalog/Filipino 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: ▼ -36.77%
• Current HPI: 218.1333
• 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

+280.7% since first listed

15 events — show timeline

• 2026-04-13 Relisted — MGMLS
• 2026-04-13 Relisted — CGMLS
• 2026-04-07 Contingent — MGMLS
• 2026-04-07 Pending — CGMLS
• 2026-03-10 Price Changed $115,000 MGMLS
• 2026-03-10 Price Changed $115,000 CGMLS
• 2026-02-11 Listed $125,000 CGMLS
• 2026-02-11 Listed $125,000 MGMLS
• 2016-04-25 Sold (Public Records) $49,000 Public Records
• 2016-04-22 Sold (MLS) $49,000 CGMLS
• 2015-12-23 Listed $54,000 CGMLS
• 2014-04-03 Sold (Public Records) $45,000 Public Records
• 2014-03-25 Sold (MLS) $45,000 GAMLS
• 2006-07-18 Sold (Public Records) $31,200 Public Records
• 2006-06-23 Sold (Public Records) $30,208 Public Records

Property tax history

+6.6%/yr

Latest (2025): $572 · +38.0% YoY. Source: county tax records.