803 Crestwood Ter · Warner Robins, GA 31088

$139,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 54 Days on market

Built 1960 0.54 ac lot $161/sqft · 27% above area Est $113k · 23% over

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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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully renovated home in Warner Robins, GA, where modern upgrades meet move-in ready convenience. Completely updated from top to bottom, this property offers peace of mind with a brand-new roof, new HVAC system, updated siding, fresh interior and exterior paint, and new flooring throughout. Step inside to a bright, open-concept layout featuring a beautifully updated kitchen with contemporary finishes and a stylishly renovated bathroom. The spacious living area is perfect for both everyday living and entertaining, creating a warm and inviting atmosphere. This home features 3 generously sized bedrooms and 1 fully updated bathroom, making it an ideal choice for first-time homebuyers, downsizers, or anyone searching for a turnkey home in Warner Robins. Situated on over half an acre, the fully fenced backyard provides ample space for pets, outdoor entertaining, gardening, or simply enjoying your own private retreat. Conveniently located near local parks, shopping, and dining, and just minutes from Robins Air Force Base, this home offers the perfect combination of location, space, and modern updates. If you're searching for a move-in ready home near Robins Air Force Base or a fully remodeled starter home in Warner Robins, GA, this one is a must-see. Schedule your private showing today!

Key facts

• Updated siding
• Fully renovated home
• Brand new roof

Tags

• FULLY RENOVATED HOME
• BRAND NEW ROOF
• NEW HVAC SYSTEM
• UPDATED SIDING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $126k (9.6% below list).
• Recommended offer: $126k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: C. B. Watson Primary School (557 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 21% at this address vs 44% district-wide (-24 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $961 of loan paydown is wiped out by about $4k 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 54 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $48k; list at $139k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $125,660 (9.6% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $113,288
• List price: $139,000
• Delta: 22.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Crestwood Ter	0.00mi	3/1.0	892 (+3%)	1mo	$132,900	$149	94
1312 Hartley Ave	0.22mi	2/1.0 (-1)	825 (-4%)	4mo	$140,000	$170	74
601 Paul St	0.36mi	3/1.0	965 (+12%)	4mo	$55,000	$57	61
304 Wall St	0.45mi	3/1.0	960 (+11%)	1mo	$115,000	$120	59
221 Meadowdale Dr	0.48mi	2/1.0 (-1)	800 (-7%)	2mo	$1,100	$1	59
107 Northview Ave	0.62mi	2/1.0 (-1)	880 (+2%)	10mo	$77,000	$88	54
300 S Pleasant Hill Rd	0.51mi	3/1.0	984 (+14%)	1mo	$50,000	$51	52
102 George Cir	0.63mi	2/1.0 (-1)	888 (+3%)	14mo	$30,896	$35	50
215 Peachtree Cir	0.45mi	2/1.0 (-1)	744 (-14%)	4mo	$73,900	$99	48
215 Peachtree Cir	0.45mi	2/1.0 (-1)	744 (-14%)	4mo	$73,900	$99	48
110 Pine Dr	0.36mi	2/1.0 (-1)	960 (+11%)	15mo	$95,000	$99	47
123 Vesta Dr	0.60mi	2/1.0 (-1)	800 (-7%)	10mo	$40,000	$50	46

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-13,903
• Equity at exit: $20,725

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-5,668
• Equity at exit: $12,018

Cash invested: $38,920 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$729
• Tax from tax record: −$43 /mo · $522/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $162

Break-even live

Break-even rent $1,051

Max offer price $139,000

Occupancy floor 82%

Sensitivity live

Price	-10% $241	-5% $202	+0% $162	+5% $123	+10% $84
Rent	-10% $63	-5% $113	+0% $162	+5% $212	+10% $262
Rate	-1.0pp $232	-0.5pp $198	base $162	+0.5pp $126	+1.0pp $90

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	45d	1	0.03mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	45d	1	0.23mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	15d	2	0.30mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	23d	1	0.38mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	23d	1	0.41mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	23d	1	0.64mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	45d	1	0.68mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	15d	8	0.91mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	45d	6	0.91mi
311 2nd St Warner Robins, GA	2.0	1.0	1000	$1,100	$1.10	23d	1	1.05mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	45d	1	1.06mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	45d	1	1.08mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	45d	1	1.14mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	23d	1	1.14mi
402 Curtis St Warner Robins, GA	2.0	1.0	750	$995	$1.33	15d	1	1.39mi
107 Virginia Dare Dr Warner Robins, GA	2.0	1.0	744	$1,150	$1.55	45d	1	1.40mi
107 Virginia Dare Dr Warner Robins, GA	2.0	1.0	744	$1,150	$1.55	23d	1	1.40mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	15d	15	1.43mi
115 Virginia Dare Dr Unit 123 B Warner Robins, GA	2.0	1.0	624	$950	$1.52	45d	1	1.46mi

Listing history 17 events

1. 2026-05-11
   status Under Contract 1330-char remark

   Show marketing remark (1330 chars)

   Welcome to this fully renovated home in Warner Robins, GA, where modern upgrades meet move-in ready convenience. Completely updated from top to bottom, this property offers peace of mind with a brand-new roof, new HVAC system, updated siding, fresh interior and exterior paint, and new flooring throughout. Step inside to a bright, open-concept layout featuring a beautifully updated kitchen with contemporary finishes and a stylishly renovated bathroom. The spacious living area is perfect for both everyday living and entertaining, creating a warm and inviting atmosphere. This home features 3 generously sized bedrooms and 1 fully updated bathroom, making it an ideal choice for first-time homebuyers, downsizers, or anyone searching for a turnkey home in Warner Robins. Situated on over half an acre, the fully fenced backyard provides ample space for pets, outdoor entertaining, gardening, or simply enjoying your own private retreat. Conveniently located near local parks, shopping, and dining, and just minutes from Robins Air Force Base, this home offers the perfect combination of location, space, and modern updates. If you're searching for a move-in ready home near Robins Air Force Base or a fully remodeled starter home in Warner Robins, GA, this one is a must-see. Schedule your private showing today!

2. 2026-02-28
   historical
3. 2026-02-28
   historical
4. 2026-01-24
   historical
5. 2026-01-19
   listed $139,000 Active
6. 2026-01-15
   price $139,000
7. 2025-12-23
   historical
8. 2025-11-23
   listed $139,000 New 1330-char remark

   Show marketing remark (1330 chars)

   Welcome to this fully renovated home in Warner Robins, GA, where modern upgrades meet move-in ready convenience. Completely updated from top to bottom, this property offers peace of mind with a brand-new roof, new HVAC system, updated siding, fresh interior and exterior paint, and new flooring throughout. Step inside to a bright, open-concept layout featuring a beautifully updated kitchen with contemporary finishes and a stylishly renovated bathroom. The spacious living area is perfect for both everyday living and entertaining, creating a warm and inviting atmosphere. This home features 3 generously sized bedrooms and 1 fully updated bathroom, making it an ideal choice for first-time homebuyers, downsizers, or anyone searching for a turnkey home in Warner Robins. Situated on over half an acre, the fully fenced backyard provides ample space for pets, outdoor entertaining, gardening, or simply enjoying your own private retreat. Conveniently located near local parks, shopping, and dining, and just minutes from Robins Air Force Base, this home offers the perfect combination of location, space, and modern updates. If you're searching for a move-in ready home near Robins Air Force Base or a fully remodeled starter home in Warner Robins, GA, this one is a must-see. Schedule your private showing today!

9. 2025-11-23
   listed $139,000 New

   Show marketing remark (1330 chars)

   Welcome to this fully renovated home in Warner Robins, GA, where modern upgrades meet move-in ready convenience. Completely updated from top to bottom, this property offers peace of mind with a brand-new roof, new HVAC system, updated siding, fresh interior and exterior paint, and new flooring throughout. Step inside to a bright, open-concept layout featuring a beautifully updated kitchen with contemporary finishes and a stylishly renovated bathroom. The spacious living area is perfect for both everyday living and entertaining, creating a warm and inviting atmosphere. This home features 3 generously sized bedrooms and 1 fully updated bathroom, making it an ideal choice for first-time homebuyers, downsizers, or anyone searching for a turnkey home in Warner Robins. Situated on over half an acre, the fully fenced backyard provides ample space for pets, outdoor entertaining, gardening, or simply enjoying your own private retreat. Conveniently located near local parks, shopping, and dining, and just minutes from Robins Air Force Base, this home offers the perfect combination of location, space, and modern updates. If you're searching for a move-in ready home near Robins Air Force Base or a fully remodeled starter home in Warner Robins, GA, this one is a must-see. Schedule your private showing today!

10. 2025-11-23
    listed $145,000 New

    Show marketing remark (1330 chars)

    Welcome to this fully renovated home in Warner Robins, GA, where modern upgrades meet move-in ready convenience. Completely updated from top to bottom, this property offers peace of mind with a brand-new roof, new HVAC system, updated siding, fresh interior and exterior paint, and new flooring throughout. Step inside to a bright, open-concept layout featuring a beautifully updated kitchen with contemporary finishes and a stylishly renovated bathroom. The spacious living area is perfect for both everyday living and entertaining, creating a warm and inviting atmosphere. This home features 3 generously sized bedrooms and 1 fully updated bathroom, making it an ideal choice for first-time homebuyers, downsizers, or anyone searching for a turnkey home in Warner Robins. Situated on over half an acre, the fully fenced backyard provides ample space for pets, outdoor entertaining, gardening, or simply enjoying your own private retreat. Conveniently located near local parks, shopping, and dining, and just minutes from Robins Air Force Base, this home offers the perfect combination of location, space, and modern updates. If you're searching for a move-in ready home near Robins Air Force Base or a fully remodeled starter home in Warner Robins, GA, this one is a must-see. Schedule your private showing today!

11. 2025-11-23
    listed $145,000 New

    Show marketing remark (1330 chars)

    Welcome to this fully renovated home in Warner Robins, GA, where modern upgrades meet move-in ready convenience. Completely updated from top to bottom, this property offers peace of mind with a brand-new roof, new HVAC system, updated siding, fresh interior and exterior paint, and new flooring throughout. Step inside to a bright, open-concept layout featuring a beautifully updated kitchen with contemporary finishes and a stylishly renovated bathroom. The spacious living area is perfect for both everyday living and entertaining, creating a warm and inviting atmosphere. This home features 3 generously sized bedrooms and 1 fully updated bathroom, making it an ideal choice for first-time homebuyers, downsizers, or anyone searching for a turnkey home in Warner Robins. Situated on over half an acre, the fully fenced backyard provides ample space for pets, outdoor entertaining, gardening, or simply enjoying your own private retreat. Conveniently located near local parks, shopping, and dining, and just minutes from Robins Air Force Base, this home offers the perfect combination of location, space, and modern updates. If you're searching for a move-in ready home near Robins Air Force Base or a fully remodeled starter home in Warner Robins, GA, this one is a must-see. Schedule your private showing today!

12. 2024-12-16
    historical
13. 2024-08-24
    listed $90,000 New
14. 2022-08-08
    soldstatus $48,000
15. 2019-03-25
    soldstatus $81,800
16. 2019-03-25
    soldstatus $104,000
17. 1985-10-21
    soldstatus $24,862

ⓘ 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: $522 · $43/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$757/yr (+$63/mo · 145.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $15,079
• − Mortgage interest: −$7,786
• − Property taxes: −$522
• − Insurance: −$695
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,044
• Taxable loss: −$380
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $2,040/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

+459.1% since first listed

17 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-01-24 Listing Removed — GAMLS
• 2026-01-19 Listed $139,000 FMLS
• 2026-01-15 Price Changed $139,000 GAMLS
• 2025-12-23 Listing Removed — GAMLS
• 2025-11-23 Listed $145,000 GAMLS
• 2025-11-23 Listed $145,000 GAMLS
• 2025-11-23 Listed $139,000 GAMLS
• 2025-11-23 Listed $139,000 GAMLS
• 2024-12-16 Listing Removed — GAMLS
• 2024-08-24 Listed $90,000 GAMLS
• 2022-08-08 Sold (Public Records) $48,000 Public Records
• 2019-03-25 Sold (Public Records) $104,000 Public Records
• 2019-03-25 Sold (Public Records) $81,800 Public Records
• 1985-10-21 Sold (Public Records) $24,862 Public Records

Property tax history

+12.1%/yr

Latest (2025): $522 · +3.8% YoY. Source: county tax records.