103 Greenleaf Ct · Warner Robins, GA 31088

$250,000

3 bd · 2.0 ba · 1,878 sqft · SingleFamily public records · 17 Days on market

Built 1987 0.31 ac lot $133/sqft · 15% below area Est $295k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +10.0/30.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

If you have been searching for a home that offers true peace and quiet without sacrificing style, look no further. Tucked away at the end of a private cul-de-sac on a lush 0.31-acre lot, this custom-built residence at 103 Greenleaf Ct is a rare find designed for those who value privacy and quality craftsmanship. This 3-bedroom, 2-bathroom home features meticulous attention to detail. This isn't a standard build-it's designed for both beauty and durability. The formal dining room and main living area feature stunning hardwood floors, perfect for hosting and mindful atmosphere. Enjoy effortless maintenance with Luxury Vinyl Plank (LVP) flooring throughout the rest of the home, providing a sea

Key facts

• 0.31 acre lot
• Built 1987
• Listed 17 days

Property features AI

Finance

• Other: Lot size approximately 0.31 acres; Located in the Springwood subdivision
• HOA & community: No HOA

Exterior

• Parking: Off-street parking; Parking pad; Has open parking
• Security: Security system
• Utilities: Public water; Public sewer; Electricity available; Propane available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Single family residence; House; Built in 1987
• Construction: Vinyl siding; Other construction materials; Composition roof; Pillar/post/pier foundation
• Exterior features: Deck; Porch; Screened porch; Outbuilding; Cul-de-sac lot; Level to sloped lot; Private lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Heat pump; Central air; Ceiling fans; Dual-zone cooling
• Interior features: Soaking tub; Updated/remodeled condition; Two levels; Two fireplaces
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (30.2% below list).
• Recommended offer: $175k (30.2% below list) — sets the bar for 1% rule.

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); 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 30% 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); 295 active listings in the ZIP; 28 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 $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 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,573 (30.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.70% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 11.9

CMA / ARV

• ARV (median comp): $295,192
• List price: $250,000
• Delta: -15.31%
• 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
103 Greenleaf Ct	0.00mi	3/2.0	1,878 (0%)	1mo	$248,000	$132	99
314 Creek Ridge Dr	0.12mi	4/2.0 (+1)	1,824 (-3%)	8mo	$322,500	$177	78
302 Creek Ridge Dr	0.21mi	4/2.0 (+1)	1,953 (+4%)	3mo	$299,900	$154	76
310 Creek Ridge Dr	0.15mi	4/2.0 (+1)	1,953 (+4%)	6mo	$299,500	$153	76
82 Oliver Dr	0.57mi	3/2.0	1,873 (-0%)	3mo	$215,000	$115	70
616 Woods Edge Way	0.31mi	4/2.0 (+1)	1,750 (-7%)	3mo	$284,000	$162	66
77 Oliver Dr	0.59mi	3/2.0	1,760 (-6%)	3mo	$200,000	$114	60
213 Buckskin Dr	0.60mi	3/2.0	1,737 (-8%)	5mo	$210,000	$121	55
107 Mayberry Ln	0.47mi	4/2.0 (+1)	2,013 (+7%)	10mo	$349,900	$174	53
305 Overlook Dr	0.68mi	3/2.0	1,745 (-7%)	8mo	$250,000	$143	50
102 Gatlin Ct	0.55mi	3/2.0	2,104 (+12%)	6mo	$275,000	$131	49
104 Tranquill Pointe	0.44mi	4/2.5 (+1)	2,042 (+9%)	10mo	$250,000	$122	49

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: -21.9%
• Equity multiple: 0.25×
• Total profit: $-52,387
• Equity at exit: $37,276

10-year hold

• IRR: -19.0%
• Equity multiple: 0.04×
• Total profit: $-67,419
• Equity at exit: $21,615

Cash invested: $70,000 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-149

Break-even live

Break-even rent $1,934

Max offer price $223,724

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-78	+0% $-149	+5% $-220	+10% $-290
Rent	-10% $-287	-5% $-218	+0% $-149	+5% $-80	+10% $-11
Rate	-1.0pp $-23	-0.5pp $-85	base $-149	+0.5pp $-214	+1.0pp $-279

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	45d	1	0.38mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	15d	1	0.41mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	45d	1	0.41mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	23d	1	0.43mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	15d	1	0.43mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	23d	1	0.57mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	15d	1	0.57mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	45d	1	0.62mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	23d	1	0.62mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	15d	23	0.80mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	15d	11	0.83mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	45d	1	0.87mi
120 Chadwyck Cir Bonaire, GA	3.0	2.0	1266	$1,650	$1.30	23d	1	1.10mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	23d	1	1.10mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	15d	1	1.12mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	23d	1	1.17mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	45d	1	1.17mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	23d	1	1.19mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	45d	1	1.19mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	23d	1	1.23mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	45d	1	1.23mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	45d	1	1.26mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	15d	1	1.34mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	45d	1	1.37mi
113 Gray Fox Xing Bonaire, GA	4.0	2.0	1717	$2,200	$1.28	23d	1	1.40mi
108 Crossfield Dr Warner Robins, GA	3.0	2.0	1548	$1,795	$1.16	23d	1	1.42mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	15d	15	1.44mi
203 Bryson Way Warner Robins, GA	3.0	2.0	1858	$1,850	$1.00	45d	1	1.48mi

Listing history 3 events

1. 2026-05-17
   status Under Contract 1345-char remark
2. 2026-05-05
   historical Active Under Contract 1345-char remark
3. 2026-04-29
   listed $250,000 New 1345-char remark

ⓘ 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: $1,352 · $113/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$948/yr (+$79/mo · 70.1%)

ⓘ 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 6 d/yr ≥108°F today · 16 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: $20,949
• − Mortgage interest: −$14,004
• − Property taxes: −$1,352
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$7,273
• Taxable loss: −$6,282
• Est. tax savings @ 24.0%: +$1,508
• After-tax cash flow: $-277/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

-0.8% since first listed

5 events — show timeline

• 2026-05-28 Sold (MLS) $248,000 GAMLS
• 2026-05-17 Pending — GAMLS
• 2026-05-05 Contingent — GAMLS
• 2026-04-30 Listed $250,000 CGMLS
• 2026-04-29 Listed $250,000 GAMLS

Property tax history

+4.4%/yr

Latest (2025): $1,352 · +27.1% YoY. Source: county tax records.