99 Sandy Valley Dr · Warner Robins, GA 31088

$225,000

3 bd · 2.5 ba · 2,150 sqft · SingleFamily public records · 10 Days on market

Built 1979 1.74 ac lot $105/sqft · 10% below area Est $341k · 34% under

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +3.9/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make your appointment today to view this 3 story home. Enjoy your evenings sitting on the front porch. Home features a basement (not many in Houston County) Basement has a living room, fireplace, full bathroom and wet bar for all your entertaining. Main level has a 2nd living room with fireplace #2 and a formal living room. Large Deck off of the dining room for outdoor dinners. Three bedrooms upstairs. Attached oversized 2 car garage. Home is very private with a long driveway and sits on approximately 1.74 acres.

Key facts

• Large deck
• Wet bar
• Full bathroom

Tags

• FRONT PORCH
• BASEMENT LIVING ROOM
• FULL BATHROOM
• WET BAR
• LARGE DECK
• LONG DRIVEWAY

Property features AI

Finance

• Other: Lot size approximately 1.74 acres; Property located at 99 Sandy Valley Dr, Warner Robins, GA 31088
• HOA & community: No association

Exterior

• Parking: Attached garage
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single-family residence (house); Resale property; Three or more levels; Built in 1979
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 full bathroom on lower level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Finished basement; Finished living area including lower level; Separate dining room; Family room; Fireplace (2 total); Other interior features
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $75 ($899/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 $190k (15.7% below list).
• Recommended offer: $190k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Shirley Hills Elementary School (math 44% / reading 52%, grade D, #289 of 1,228 statewide, top 24%, 545 students, 84% FRL); Huntington Middle School (math 23% / reading 32%, grade F, #268 of 470 statewide, top 57%, 827 students, 84% FRL); Warner Robins High School (math 7% / reading 21%, grade F, #322 of 424 statewide, top 76%, 1,816 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 30% at this address vs 44% district-wide (-15 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 (+1.7%/yr); 295 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $160k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $189,648 (15.7% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (median comp): $340,599
• List price: $225,000
• Delta: -33.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 Lattice Bnd	0.35mi	3/2.5	2,133 (-1%)	9mo	$290,000	$136	75
105 Sandy Springs Drive Dr	0.25mi	4/3.0 (+1)	2,301 (+7%)	2mo	$375,000	$163	68
203 Cumberland Woods Ter	0.61mi	4/3.0 (+1)	2,192 (+2%)	2mo	$345,000	$157	60
104 Tranquill Pointe	0.44mi	4/2.5 (+1)	2,042 (-5%)	10mo	$250,000	$122	57
1120 Kathryn Ryals Rd	0.68mi	3/2.0	2,057 (-4%)	6mo	$239,000	$116	54
201 Creekview Trl	0.65mi	4/2.0 (+1)	2,124 (-1%)	12mo	$310,000	$146	51
109 Satilla Ln	0.54mi	4/3.0 (+1)	2,326 (+8%)	11mo	$300,000	$129	45
104 Reflection Dr	0.40mi	4/2.0 (+1)	1,842 (-14%)	13mo	$275,000	$149	40
303 Creekview Trl	0.65mi	4/3.0 (+1)	2,412 (+12%)	7mo	$350,000	$145	36
102 Overlook Dr	0.66mi	4/2.0 (+1)	1,871 (-13%)	11mo	$233,000	$125	31
209 Creek Ridge Dr	0.68mi	4/2.0 (+1)	1,851 (-14%)	14mo	$315,000	$170	27
82 Satilla Ln	0.73mi	4/2.5 (+1)	2,468 (+15%)	11mo	$315,000	$128	27

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-34,248
• Equity at exit: $33,548

10-year hold

• IRR: -9.2%
• Equity multiple: 0.46×
• Total profit: $-33,900
• Equity at exit: $19,454

Cash invested: $63,000 (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 31088

• Rents YoY: 1.7%
• Active inventory: 295
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $75

Break-even live

Break-even rent $1,802

Max offer price $225,000

Occupancy floor 91%

Sensitivity live

Price	-10% $202	-5% $139	+0% $75	+5% $11	+10% $-52
Rent	-10% $-75	-5% $0	+0% $75	+5% $150	+10% $225
Rate	-1.0pp $188	-0.5pp $132	base $75	+0.5pp $17	+1.0pp $-43

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Crossfield Dr Warner Robins, GA	3.0	2.0	1548	$1,795	$1.16	22d	1	0.74mi
102 Duxbury Ct Bonaire, GA	3.0	2.0	1725	$1,975	$1.14	22d	1	0.76mi
203 Bryson Way Warner Robins, GA	3.0	2.0	1858	$1,850	$1.00	45d	1	0.80mi
113 Gray Fox Xing Bonaire, GA	4.0	2.0	1717	$2,200	$1.28	22d	1	0.83mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	45d	1	0.90mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	45d	1	0.91mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	15d	1	0.91mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	15d	11	1.03mi
309 Raleigh Dr Warner Robins, GA	4.0	2.5	1984	$4,995	$2.52	45d	1	1.19mi
309 Raleigh Dr Warner Robins, GA	4.0	3.0	1984	$4,995	$2.52	22d	1	1.19mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	22d	1	1.34mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	15d	1	1.34mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	22d	1	1.42mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	45d	1	1.42mi

Listing history 5 events

1. 2026-05-14
   listed $225,000 Active 519-char remark

   Show marketing remark (519 chars)

   Make your appointment today to view this 3 story home. Enjoy your evenings sitting on the front porch. Home features a basement (not many in Houston County) Basement has a living room, fireplace, full bathroom and wet bar for all your entertaining. Main level has a 2nd living room with fireplace #2 and a formal living room. Large Deck off of the dining room for outdoor dinners. Three bedrooms upstairs. Attached oversized 2 car garage. Home is very private with a long driveway and sits on approximately 1.74 acres.

2. 2026-05-14
   listed $225,000 New 518-char remark

   Show marketing remark (519 chars)

   Make your appointment today to view this 3 story home. Enjoy your evenings sitting on the front porch. Home features a basement (not many in Houston County) Basement has a living room, fireplace, full bathroom and wet bar for all your entertaining. Main level has a 2nd living room with fireplace #2 and a formal living room. Large Deck off of the dining room for outdoor dinners. Three bedrooms upstairs. Attached oversized 2 car garage. Home is very private with a long driveway and sits on approximately 1.74 acres.

3. 2022-07-18
   soldstatus $160,000
4. 2005-03-24
   soldstatus $128,000
5. 1998-07-27
   soldstatus $97,500

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$274/yr (+$23/mo · 15.3%)

ⓘ 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 4/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,758
• − Mortgage interest: −$12,603
• − Property taxes: −$1,796
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$6,545
• Taxable loss: −$2,953
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,607/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): 58,585
• Household income: $83,082
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1668.0

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 0.63)
• Race & ethnicity: White 51% Black 32% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -135.75%
• Current HPI: 219.8261
• Rent YoY: ▲ 1.67%
• 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

+130.8% since first listed

7 events — show timeline

• 2026-05-25 Pending — GAMLS
• 2026-05-25 Pending — CGMLS
• 2026-05-14 Listed $225,000 CGMLS
• 2026-05-14 Listed $225,000 GAMLS
• 2022-07-18 Sold (Public Records) $160,000 Public Records
• 2005-03-24 Sold (Public Records) $128,000 Public Records
• 1998-07-27 Sold (Public Records) $97,500 Public Records

Property tax history

+4.2%/yr

Latest (2023): $1,796 · +33.4% YoY. Source: county tax records.