112 Barbara Dr · Warner Robins, GA 31093

$140,000

3 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 6 Days on market

Built 1960 10,018 sqft lot Est $149k · 6% under

---

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 +21.6/30.0
• ARV discount +10.1/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a cutie, this won't last long. This 3BR, 2BA has been newly renovated to include new electrical wiring, plumbing, kitchen cabinets & stainless steel appliances. Laundry room. Large fenced in backyard with lots of trees.

Key facts

• Fenced in backyard
• 0.23 acre lot
• Built 1960

Tags

• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: 1 covered parking space; 1 total parking space; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One story
• Exterior features: Approximately 0.23-acre lot; Located in the Green Acres subdivision; One-level home

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Electric range; Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $213 ($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 $134k (4.6% below list).
• Recommended offer: $134k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Parkwood Elementary School (math 21% / reading 18%, grade F, #878 of 1,228 statewide, top 75%, 671 students, 84% FRL); Northside Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 844 students, 84% FRL); Northside High School (math 5% / reading 21%, grade F, #331 of 424 statewide, top 78%, 1,959 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 (+2.8%/yr); 166 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $55k; list at $140k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $133,611 (4.6% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.95% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $148,635
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Briardale Ave	0.43mi	3/1.5	1,100 (-0%)	2mo	$148,000	$135	76
87 Ravenwood Way	0.35mi	3/1.0	1,036 (-6%)	0mo	$134,900	$130	74
300 Meadowridge Dr	0.41mi	3/1.5	1,075 (-2%)	4mo	$147,000	$137	72
610 Cherokee Dr	0.63mi	3/1.0	1,130 (+3%)	0mo	$108,000	$96	66
110 Merlin St	0.45mi	3/1.5	1,025 (-7%)	1mo	$85,000	$83	65
717 Bernard Dr	0.55mi	3/1.0	1,053 (-4%)	4mo	$154,900	$147	64
505 American Blvd	0.70mi	3/2.0	1,122 (+2%)	1mo	$170,000	$152	59
133 Briardale Ave	0.33mi	3/1.5	1,242 (+13%)	3mo	$162,000	$130	59
133 Briardale Ave Ave	0.33mi	3/1.5	1,242 (+13%)	3mo	$162,000	$130	59
80 Ravenwood Way	0.39mi	3/1.0	962 (-13%)	4mo	$125,000	$130	57
116 Kensington Cir	0.57mi	3/2.0	1,218 (+11%)	1mo	$179,000	$147	51
302 Kensington Cir	0.63mi	3/2.0	1,219 (+11%)	3mo	$169,000	$139	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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-9,501
• Equity at exit: $20,874

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $7,722
• Equity at exit: $12,105

Cash invested: $39,200 (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 31093

• Rents YoY: 2.8%
• Active inventory: 166
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$734
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $213

Break-even live

Break-even rent $1,067

Max offer price $140,000

Occupancy floor 79%

Sensitivity live

Price	-10% $292	-5% $252	+0% $213	+5% $173	+10% $133
Rent	-10% $107	-5% $160	+0% $213	+5% $265	+10% $318
Rate	-1.0pp $283	-0.5pp $248	base $213	+0.5pp $176	+1.0pp $139

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	44d	1	0.07mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	22d	1	0.07mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	44d	1	0.21mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	44d	1	0.28mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	44d	19	0.58mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	44d	1	0.64mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	14d	29	0.71mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	44d	1	0.76mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	22d	1	0.76mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	14d	7	0.82mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	14d	1	0.94mi
302 Hawaii Ave Unit D Warner Robins, GA	3.0	2.0	1190	$1,500	$1.26	14d	1	0.94mi
122 Briarwood Dr Warner Robins, GA	4.0	2.0	1218	$1,195	$0.98	22d	1	0.94mi
124 Briarwood Dr Warner Robins, GA	3.0	2.0	1134	$1,500	$1.32	44d	1	0.96mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	22d	1	0.97mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	44d	1	0.97mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	22d	1	1.01mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	44d	1	1.01mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	22d	1	1.05mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	44d	1	1.05mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	44d	6	1.06mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	14d	8	1.06mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	14d	1	1.10mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	44d	1	1.12mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	22d	1	1.12mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,225	$1.30	14d	10	1.13mi
404 Dunmurry Pl Warner Robins, GA	3.0	2.0	1293	$1,575	$1.22	14d	1	1.19mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	14d	23	1.25mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	22d	1	1.27mi
213 Johns Rd Warner Robins, GA	2.0	1.0	888	$1,175	$1.32	14d	1	1.28mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	14d	1	1.28mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	44d	1	1.32mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	44d	1	1.36mi
716 American Blvd Warner Robins, GA	3.0	1.5	1235	$1,400	$1.13	22d	1	1.36mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	44d	1	1.43mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	44d	1	1.43mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	44d	1	1.46mi

Listing history 8 events

1. 2026-06-13
   status $140,000 Under Contract 6 DOM
2. 2026-06-10
   days on market $140,000 New 6 DOM
3. 2026-06-09
   days on market $140,000 New 5 DOM
4. 2026-06-08
   days on market $140,000 New 4 DOM
5. 2026-06-07
   days on market $140,000 New 3 DOM
6. 2026-06-05
   statuslisting id $140,000 New 1 DOM
7. 2026-06-03
   remarks 62-char remark
8. 2026-06-03
   listed $140,000 Active 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: $606 · $50/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$682/yr (+$57/mo · 112.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $16,033
• − Mortgage interest: −$7,842
• − Property taxes: −$606
• − Insurance: −$700
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$4,073
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,491/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): 26,872
• Household income: $45,991
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1516.0

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 0.64)
• Race & ethnicity: Black 47% White 35% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -130.35%
• Current HPI: 222.1627
• Rent YoY: ▲ 2.78%
• 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

+133.7% since first listed

6 events — show timeline

• 2026-06-03 Listed $140,000 CGMLS
• 2018-02-13 Sold (Public Records) $54,900 Public Records
• 2018-02-08 Sold (MLS) $54,900 MGMLS
• 2018-02-08 Sold (MLS) $54,900 CGMLS
• 2017-10-16 Listed $59,900 MGMLS
• 2017-10-15 Listed $59,900 CGMLS

Property tax history

+2.9%/yr

Latest (2025): $606 · +13.5% YoY. Source: county tax records.