211 Sunnydale Dr · Warner Robins, GA 31088

$169,900

3 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 4 Days on market

Built 1967 9,583 sqft lot Est $210k · 19% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• 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 MLS

Welcome home to this charming 3-bedroom, 2-bath residence offering 1,644 square feet of comfortable living space! Designed with both functionality and everyday living in mind, this home features a spacious layout perfect for relaxing or entertaining. The 1-car garage provides added convenience and storage, while the well-appointed interior offers plenty of room to make it your own. Whether you're a first-time homebuyer, downsizing, or looking for your next investment opportunity, this property is full of potential and ready for its next owners!

Key facts

• 9,583 sq ft lot
• Garage
• Built 1967

Property features AI

Finance

• Other: Located in the Hill & Dale subdivision; Lot approximately 0.22 acres; Address: 211 Sunnydale Drive, Warner Robins, GA 31088; County: Houston
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Cable available; Electricity available; Electric service on property
• Home design: Single-family residence; House structure type; Resale property
• Construction: Built in 1967; Slab foundation; Brick construction; Composition roof
• Exterior features: Level lot; Composition roof; Brick exterior

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Oven
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One-level living; Public-record living area of 1644; Dining room and living room combined; No basement; Laundry area in a common space; Hardwood flooring
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/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 $166k (2.1% below list).
• Recommended offer: $166k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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); 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 31% at this address vs 44% district-wide (-14 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1k of loan paydown is wiped out by about $5k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $70k; list at $170k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $166,330 (2.1% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.98% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $210,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Woodsdale Dr	0.16mi	4/2.0 (+1)	1,617 (-2%)	2mo	$172,900	$107	83
139 Rolling Woods Circle Cir	0.31mi	3/2.0	1,565 (-5%)	2mo	$230,900	$148	76
141 Rolling Woods Circle Cir	0.30mi	3/2.0	1,565 (-5%)	3mo	$230,900	$148	76
129 Rolling Woods Cir	0.36mi	3/2.0	1,508 (-8%)	7mo	$144,000	$95	64
216 Self St	0.50mi	4/2.0 (+1)	1,576 (-4%)	5mo	$201,900	$128	60
112 Lake Dr	0.66mi	3/1.5	1,623 (-1%)	7mo	$156,000	$96	59
122 Cheryl Blvd	0.73mi	3/2.0	1,626 (-1%)	11mo	$150,000	$92	55
122 Cheryl Blvd Blvd	0.73mi	3/2.0	1,626 (-1%)	11mo	$150,000	$92	55
145 Rolling Woods Cir	0.31mi	3/2.5	1,439 (-12%)	11mo	$210,000	$146	54
103 Sonja Dr	0.61mi	3/1.5	1,426 (-13%)	8mo	$182,750	$128	41
107 Self St	0.59mi	4/2.0 (+1)	1,448 (-12%)	8mo	$213,000	$147	41
116 Lake Dr	0.70mi	4/1.5 (+1)	1,425 (-13%)	7mo	$160,000	$112	32

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-12,645
• Equity at exit: $25,333

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $2,060
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$891
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $269

Break-even live

Break-even rent $1,323

Max offer price $169,900

Occupancy floor 79%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	21d	1	0.32mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	43d	1	0.32mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	13d	23	0.45mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	43d	1	0.53mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	0.62mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	13d	1	0.62mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,225	$1.12	43d	1	0.63mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	13d	1	0.65mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	13d	1	0.67mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	21d	1	0.67mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	21d	1	0.75mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	13d	1	0.75mi
1205 Leverett Rd Warner Robins, GA	2.0	2.0	1055	$1,125	$1.07	21d	1	0.76mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	13d	11	0.82mi
124 Carterwoods Dr Warner Robins, GA	3.0	2.0	1818	$1,811	$1.00	21d	1	0.97mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	43d	1	1.15mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	21d	1	1.15mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	43d	1	1.16mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	43d	1	1.20mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	43d	1	1.26mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	13d	1	1.29mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	43d	1	1.29mi
1485 Leverette Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1144	$1,804	$1.58	13d	13	1.40mi
126 Jaybee Dr Warner Robins, GA	3.0	2.0	1378	$1,750	$1.27	43d	1	1.41mi
108 Pershing Place Ct Warner Robins, GA	2.0	2.0	1120	$1,300	$1.16	43d	1	1.49mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $169,900 Under Contract 4 DOM
2. 2026-06-05
   days on market $169,900 New 3 DOM
3. 2026-06-03
   days on market $169,900 New 2 DOM
4. 2026-06-02
   remarks 550-char remark
5. 2026-06-02
   listed $169,900 New 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: $998 · $83/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$565/yr (+$47/mo · 56.6%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $19,960
• − Mortgage interest: −$9,517
• − Property taxes: −$998
• − Insurance: −$850
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$4,943
• Taxable income: $459
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $3,119/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

+143.1% since first listed

4 events — show timeline

• 2026-06-01 Listed $169,900 CGMLS
• 2026-06-01 Listed $169,900 MGMLS
• 2026-05-22 Listed $169,900 GAMLS
• 2001-12-06 Sold (Public Records) $69,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $998 · +10.8% YoY. Source: county tax records.