103 Trinity Dr · Warner Robins, GA 31088

$49,900

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 3 Days on market

Built 1958 7,840 sqft lot Est $96k · 48% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors wanted. This home has been cleaned out and ready for a complete rehab. Make your offer today! Perfect for fix & flip investors looking to increase the value. It could be a nice addition to a buy- & -hold portfolio. Sold As-Is. NO BLIND OFFERS. Must use seller’s closing attorney, Sherman & Phalen, LLC

Key facts

• 7,840 sq ft lot
• Parking
• Built 1958

Property features AI

Exterior

• Parking: Carport (1 carport space)
• Utilities: Public water; Public sewer; Electric (110 volts); Electricity available; Water available
• Home design: One-level home
• Construction: Fiber cement construction; Composition roof; Combination foundation
• Exterior features: Back yard fencing; Fixer condition

Interior

• Kitchen: Kitchen appliances: Other; Kitchen with laundry area in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Other flooring
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Attic
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 22.5% 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: Warner Robins Middle School (math 25% / reading 37%, grade F, #237 of 470 statewide, top 51%, 813 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 22% at this address vs 44% district-wide (-22 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); 286 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $345 of loan paydown is wiped out by about $1k 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 + 1.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $49,900

Questions for the listing agent

1. Built in 1958 — 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: 2.55% ✓
• Cap rate: 22.51%
• Cash-on-cash: 57.93%
• DSCR: 3.58
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $96,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Kingsbury Cir	0.08mi	3/1.0	845 (+4%)	2mo	$124,000	$147	89
221 Meadowdale Dr	0.51mi	2/1.0 (-1)	800 (-2%)	2mo	$1,100	$1	67
724 Mcarthur Blvd	0.34mi	3/1.0	888 (+9%)	4mo	$115,000	$130	67
1312 Hartley Ave	0.63mi	2/1.0 (-1)	825 (+1%)	4mo	$140,000	$170	61
308 Diggs Blvd	0.49mi	2/1.0 (-1)	888 (+9%)	0mo	$55,000	$62	57
920 Mcarthur Blvd	0.49mi	2/1.0 (-1)	888 (+9%)	2mo	$48,000	$54	56
215 Peachtree Cir	0.47mi	2/1.0 (-1)	744 (-9%)	4mo	$73,900	$99	56
215 Peachtree Cir	0.47mi	2/1.0 (-1)	744 (-9%)	4mo	$73,900	$99	56
711 Mcarthur Blvd	0.41mi	2/1.0 (-1)	888 (+9%)	8mo	$104,500	$118	55
129 Tinker Blvd	0.53mi	2/1.0 (-1)	888 (+9%)	8mo	$100,000	$113	49
118 Arnold Blvd	0.73mi	2/1.0 (-1)	888 (+9%)	4mo	$125,000	$141	43
1326 Joseph Ave	0.66mi	2/1.0 (-1)	725 (-11%)	8mo	$116,000	$160	39

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: 55.0%
• Equity multiple: 3.38×
• Total profit: $33,201
• Equity at exit: $7,440

10-year hold

• IRR: 59.5%
• Equity multiple: 6.55×
• Total profit: $77,553
• Equity at exit: $4,314

Cash invested: $13,972 (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 31088

• Rents YoY: 1.7%
• Active inventory: 286
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$262
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $674

Break-even live

Break-even rent $418

Max offer price $49,900

Occupancy floor 42%

Sensitivity live

Price	-10% $703	-5% $689	+0% $674	+5% $660	+10% $646
Rent	-10% $574	-5% $624	+0% $674	+5% $725	+10% $775
Rate	-1.0pp $700	-0.5pp $687	base $674	+0.5pp $662	+1.0pp $648

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	14d	8	0.25mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	44d	6	0.25mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	0.38mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	21d	1	0.40mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	14d	2	0.48mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	44d	1	0.56mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	21d	1	0.62mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	44d	1	0.62mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	44d	1	0.76mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	44d	1	0.77mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	44d	1	0.77mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	44d	1	0.81mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	14d	1	1.01mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	44d	1	1.09mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	21d	1	1.11mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	44d	1	1.11mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	21d	1	1.13mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	44d	1	1.22mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	14d	29	1.28mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	44d	1	1.35mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,199	$1.25	44d	81	1.42mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,139	$1.18	14d	9	1.42mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	21d	1	1.43mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	44d	1	1.43mi
402 Curtis St Warner Robins, GA	2.0	1.0	750	$995	$1.33	14d	1	1.44mi
311 2nd St Warner Robins, GA	2.0	1.0	1000	$1,100	$1.10	21d	1	1.46mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $49,900 Pending 3 DOM
2. 2026-06-03
   remarks 315-char remark
3. 2026-06-03
   listed $49,900 Active 1 DOM

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 78% 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: $15,265
• − Mortgage interest: −$2,795
• − Property taxes: −$576
• − Insurance: −$250
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$1,452
• Taxable income: $7,750
• Est. tax owed @ 24.0%: −$1,860
• After-tax cash flow: $6,233/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): 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

1 event — show timeline

• 2026-06-03 Listed $49,900 FMLS

Property tax history

+4.9%/yr

Latest (2025): $576 · +5.0% YoY. Source: county tax records.