217 Cart Path Way · Warner Robins, GA 31005

$248,800

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 21 Days on market

Built 2003 8,712 sqft lot $145/sqft · at area comps Est $232k · 7% over $4/mo HOA

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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 +16.1/30.0
• DSCR +5.0/10.0
• ARV discount +4.2/15.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well cared for, move in ready house, close to RAFB and services. Low maintenance, all brick, freshly painted within last year, Laminate in great room, hall and bedrooms are carpeted, Front and back covered patio. Owner is a licensed real estate agent in the state of Georgia. Also for rent. .. see MLS 122688.

Key facts

• All brick
• Optional hoa
• Walking neighborhood

Tags

• GOLF COURSE NEIGHBORHOOD
• OPTIONAL HOA
• ALL BRICK
• LOW MAINTENANCE
• WALKING NEIGHBORHOOD
• DESIRABLE BONAIRE LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with $50 annual fee

Exterior

• Parking: 2-car garage; Garage door opener
• Security: Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence (detached); Residential property
• Construction: Brick construction; Slab foundation; Built area above grade: 1,582
• Exterior features: Covered patio; Patio; Fenced yard

Interior

• Kitchen: Dishwasher; Electric range; Range; Microwave; Refrigerator; Disposal
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Fireplace (1); Security system

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $130 ($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 $214k (14.1% below list).
• Recommended offer: $214k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Russell Elementary School (math 51% / reading 41%, grade D-, #316 of 1,228 statewide, top 26%, 645 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 29% 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 fast (+4.5%/yr); 240 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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

• It's been on market 21 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,744 (14.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (median comp): $231,743
• List price: $248,800
• Delta: 7.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Cart Path Way	0.00mi	3/2.0	1,582 (-8%)	0mo	$248,000	$157	87
102 Mulligan Ct	0.06mi	3/2.0	1,602 (-6%)	9mo	$236,000	$147	79
106 Mulligan Ct	0.07mi	4/2.0 (+1)	1,843 (+8%)	1mo	$272,900	$148	78
308 Fleming Dr	0.54mi	3/2.0	1,539 (-10%)	1mo	$240,000	$156	57
112 Pebblebrook E	0.68mi	3/2.0	1,666 (-3%)	10mo	$210,000	$126	56
106 Countrywood Trl	0.48mi	3/2.0	1,546 (-10%)	7mo	$173,000	$112	55
307 Sandy Run Rd	0.46mi	3/2.0	1,542 (-10%)	10mo	$290,000	$188	54
308 Summerhill Place Pl	0.55mi	3/2.0	1,544 (-10%)	7mo	$209,900	$136	52
104 Pebblebrook E	0.65mi	3/2.5	1,553 (-9%)	2mo	$195,000	$126	51
207 Summerhill Pl	0.65mi	3/2.0	1,492 (-13%)	5mo	$197,000	$132	45
100 Pebblebrook East	0.64mi	2/2.0 (-1)	1,530 (-10%)	7mo	$227,000	$148	42
100 Pebblebrook East E	0.64mi	2/2.0 (-1)	1,530 (-10%)	7mo	$227,000	$148	42

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-28,782
• Equity at exit: $37,097

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-554
• Equity at exit: $21,512

Cash invested: $69,664 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 240
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,137 medium
• Mortgage (P&I): −$1,305
• Tax from tax record: −$146 /mo · $1,758/yr
• Insurance: −$104
• HOA: −$4
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $130

Break-even live

Break-even rent $1,973

Max offer price $248,800

Occupancy floor 89%

Sensitivity live

Price	-10% $271	-5% $200	+0% $130	+5% $59	+10% $-11
Rent	-10% $-39	-5% $45	+0% $130	+5% $214	+10% $299
Rate	-1.0pp $255	-0.5pp $193	base $130	+0.5pp $65	+1.0pp $0

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: $62,200
• Closing costs: $7,464
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Links View Dr Bonaire, GA	3.0	2.0	1696	$1,900	$1.12	22d	1	0.19mi
100 Sun Chase Bonaire, GA	4.0	2.5	2234	$2,500	$1.12	45d	1	0.25mi
101 Raintree Dr Warner Robins, GA	3.0	2.0	2062	$2,250	$1.09	22d	1	0.86mi
108 Corinth St Warner Robins, GA	3.0	1.0	1200	$1,400	$1.17	45d	1	1.49mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 9 events

1. 2026-05-17
   status Pending 441-char remark
2. 2026-04-25
   listed $248,800 Active 441-char remark
3. 2021-02-05
   soldstatus $145,500
4. 2015-07-09
   historical
5. 2015-01-30
   soldstatus $995

   Show marketing remark (309 chars)

   Well cared for, move in ready house, close to RAFB and services. Low maintenance, all brick, freshly painted within last year, Laminate in great room, hall and bedrooms are carpeted, Front and back covered patio. Owner is a licensed real estate agent in the state of Georgia. Also for rent. .. see MLS 122688.

6. 2015-01-09
   listed $135,500

   Show marketing remark (309 chars)

   Well cared for, move in ready house, close to RAFB and services. Low maintenance, all brick, freshly painted within last year, Laminate in great room, hall and bedrooms are carpeted, Front and back covered patio. Owner is a licensed real estate agent in the state of Georgia. Also for rent. .. see MLS 122688.

7. 2015-01-09
   listed $135,500

   Show marketing remark (309 chars)

   Well cared for, move in ready house, close to RAFB and services. Low maintenance, all brick, freshly painted within last year, Laminate in great room, hall and bedrooms are carpeted, Front and back covered patio. Owner is a licensed real estate agent in the state of Georgia. Also for rent. .. see MLS 122688.

8. 2006-04-26
   soldstatus $142,500
9. 2003-08-08
   soldstatus $15,000

ⓘ 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: $1,758 · $146/mo
• Projected year-2 tax: $2,289 · $191/mo
• Expected delta: +$531/yr (+$44/mo · 30.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $25,649
• − Mortgage interest: −$13,937
• − Property taxes: −$1,758
• − Insurance: −$1,244
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − HOA: −$48
• − Depreciation: −$7,238
• Taxable loss: −$2,679
• Est. tax savings @ 24.0%: +$643
• 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): 22,063
• Household income: $110,461
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 212.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 11% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Salvadoran 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -43.85%
• Current HPI: 213.0605
• Rent YoY: ▲ 4.53%
• 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

+1553.3% since first listed

11 events — show timeline

• 2026-06-08 Sold (Public Records) $248,000 Public Records
• 2026-06-08 Sold (MLS) $248,000 CGMLS
• 2026-05-17 Pending — CGMLS
• 2026-04-25 Listed $248,800 CGMLS
• 2021-02-05 Sold (Public Records) $145,500 Public Records
• 2015-07-09 Listing Removed — GAMLS
• 2015-01-30 Sold (MLS) $995 CGMLS
• 2015-01-09 Listed $135,500 CGMLS
• 2015-01-09 Listed $135,500 GAMLS
• 2006-04-26 Sold (Public Records) $142,500 Public Records
• 2003-08-08 Sold (Public Records) $15,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,758 · +10.7% YoY. Source: county tax records.