115 St. Augustine Dr · Warner Robins, GA 31005

$252,700

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 21 Days on market

Built 2008 10,454 sqft lot Est $260k · at est. $10/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 +16.3/30.0
• ARV discount +8.8/15.0
• DSCR +5.1/10.0
• 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

I call this a SMART FLOOR PLAN! Need space? This move-in ready, 4 BR/ 2 BA home features an open floor plan, vaulted ceiling, gas fireplace, laminate flooring, shelving systems in all closets, large Master bath with WIC, a 2 car garage with lots of storage, and a pull down attic that is length of the home. The beautiful exterior and backyard features a custom privacy fence, seasonal landscaping, playset, sprinkler system and a brick patio. This yard was meant for entertaining! Don't miss out on this beauty!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2008

Property features AI

Finance

• Other: Subdivision: CHARLESTOWN
• HOA & community: Homeowners association with an annual fee of $115 (about $9.58/month)

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property; Approximately 1,539 above-grade finished square feet
• Construction: Vinyl siding; Slab foundation
• Exterior features: Fenced yard

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Microwave; Disposal
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central heating; Heat pump; Central air; Ceiling fans
• Interior features: Insulated windows; Fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $141 ($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 $219k (13.5% below list).
• Recommended offer: $219k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Bonaire Primary School (624 students, 29% FRL); Bonaire Middle School (math 67% / reading 68%, grade A-, #21 of 470 statewide, top 4%, 1,140 students, 32% FRL); Warner Robins High School (math 7% / reading 21%, grade F, #322 of 424 statewide, top 76%, 1,816 students, 84% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 239 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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 ($249k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $155k; list at $253k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $218,546 (13.5% 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: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $260,091
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 St. Augustine Dr	0.00mi	4/2.0 (+1)	1,539 (0%)	0mo	$252,700	$164	95
216 Charlestown Way	0.07mi	3/2.0	1,473 (-4%)	1mo	$234,500	$159	89
109 Harmony Path	0.10mi	3/2.0	1,610 (+5%)	6mo	$242,000	$150	82
116 Thornton Dr	0.08mi	3/2.0	1,447 (-6%)	7mo	$234,900	$162	80
108 Savannah Ln	0.17mi	3/2.0	1,644 (+7%)	8mo	$299,900	$182	74
211 Edgarton Way	0.24mi	3/1.0	1,472 (-4%)	7mo	$225,000	$153	72
131 Savannah Ln	0.22mi	3/2.0	1,673 (+9%)	4mo	$298,000	$178	72
308 Fleming Dr	0.61mi	3/2.0	1,539 (0%)	1mo	$240,000	$156	70
602 Charlestown Way	0.27mi	3/2.0	1,698 (+10%)	1mo	$300,000	$177	70
100 Huxley Ter	0.33mi	3/2.0	1,656 (+8%)	4mo	$298,500	$180	69
305 Edgarton Way	0.26mi	3/2.0	1,690 (+10%)	8mo	$285,000	$169	65
517 Edgarton Way	0.37mi	3/2.0	1,672 (+9%)	8mo	$295,000	$176	62

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-28,616
• Equity at exit: $37,678

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $840
• Equity at exit: $21,849

Cash invested: $70,756 (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: 239
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$1,325
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$105
• HOA: −$10
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $141

Break-even live

Break-even rent $2,007

Max offer price $252,700

Occupancy floor 89%

Sensitivity live

Price	-10% $284	-5% $213	+0% $141	+5% $70	+10% $-2
Rent	-10% $-32	-5% $55	+0% $141	+5% $227	+10% $314
Rate	-1.0pp $268	-0.5pp $205	base $141	+0.5pp $76	+1.0pp $9

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: $63,175
• Closing costs: $7,581
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	21d	1	1.04mi
100 Sun Chase Bonaire, GA	4.0	2.5	2234	$2,500	$1.12	44d	1	1.11mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: gaslandscaping

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-10
   listed $252,700 Active
3. 2020-04-06
   soldstatus $155,000
4. 2020-04-02
   soldstatus $155,000 512-char remark

   Show marketing remark (512 chars)

   I call this a SMART FLOOR PLAN! Need space? This move-in ready, 4 BR/ 2 BA home features an open floor plan, vaulted ceiling, gas fireplace, laminate flooring, shelving systems in all closets, large Master bath with WIC, a 2 car garage with lots of storage, and a pull down attic that is length of the home. The beautiful exterior and backyard features a custom privacy fence, seasonal landscaping, playset, sprinkler system and a brick patio. This yard was meant for entertaining! Don't miss out on this beauty!

5. 2020-04-02
   soldstatus $155,000 512-char remark

   Show marketing remark (512 chars)

   I call this a SMART FLOOR PLAN! Need space? This move-in ready, 4 BR/ 2 BA home features an open floor plan, vaulted ceiling, gas fireplace, laminate flooring, shelving systems in all closets, large Master bath with WIC, a 2 car garage with lots of storage, and a pull down attic that is length of the home. The beautiful exterior and backyard features a custom privacy fence, seasonal landscaping, playset, sprinkler system and a brick patio. This yard was meant for entertaining! Don't miss out on this beauty!

6. 2020-02-15
   listed $155,000 512-char remark

   Show marketing remark (512 chars)

   I call this a SMART FLOOR PLAN! Need space? This move-in ready, 4 BR/ 2 BA home features an open floor plan, vaulted ceiling, gas fireplace, laminate flooring, shelving systems in all closets, large Master bath with WIC, a 2 car garage with lots of storage, and a pull down attic that is length of the home. The beautiful exterior and backyard features a custom privacy fence, seasonal landscaping, playset, sprinkler system and a brick patio. This yard was meant for entertaining! Don't miss out on this beauty!

7. 2020-02-15
   listed $155,000 512-char remark

   Show marketing remark (512 chars)

   I call this a SMART FLOOR PLAN! Need space? This move-in ready, 4 BR/ 2 BA home features an open floor plan, vaulted ceiling, gas fireplace, laminate flooring, shelving systems in all closets, large Master bath with WIC, a 2 car garage with lots of storage, and a pull down attic that is length of the home. The beautiful exterior and backyard features a custom privacy fence, seasonal landscaping, playset, sprinkler system and a brick patio. This yard was meant for entertaining! Don't miss out on this beauty!

8. 2006-07-06
   soldstatus $24,480

ⓘ 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: $1,740 · $145/mo
• Projected year-2 tax: $2,325 · $194/mo
• Expected delta: +$585/yr (+$49/mo · 33.6%)

ⓘ 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 ≥109°F today · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,226
• − Mortgage interest: −$14,155
• − Property taxes: −$1,740
• − Insurance: −$1,264
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − HOA: −$120
• − Depreciation: −$7,351
• Taxable loss: −$2,601
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $2,316/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

+932.3% since first listed

8 events — show timeline

• 2026-05-01 Pending — CGMLS
• 2026-04-10 Listed $252,700 CGMLS
• 2020-04-06 Sold (Public Records) $155,000 Public Records
• 2020-04-02 Sold (MLS) $155,000 CGMLS
• 2020-04-02 Sold (MLS) $155,000 GAMLS
• 2020-02-15 Listed $155,000 CGMLS
• 2020-02-15 Listed $155,000 GAMLS
• 2006-07-06 Sold (Public Records) $24,480 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,740 · -0.0% YoY. Source: county tax records.