205 Debra Dr · Warner Robins, GA 31088

$129,900

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 48 Days on market

Built 1969 10,018 sqft lot $118/sqft · 14% below area Est $151k · 14% under

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +13.7/15.0
• DSCR +9.8/10.0
• 1% rule +6.7/10.0
• 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

Welcome to this 3-bedroom, 2-bath brick front ranch in the popular Shirley Hills neighborhood of Warner Robins. , A fenced backyard with a patio and beautiful mature trees offers a private, tranquil retreat, while the screened porch provides additional living space year-round. Inside, the primary suite includes a full bath for comfort and convenience. Located just minutes from Robins AFB, shopping, and dining, Excellent option for first-time buyers or investors seeking a strong rental opportunity in a desirable area.

Key facts

• Screened porch
• Private retreat
• Fenced backyard

Tags

• FENCED BACKYARD
• SCREENED PORCH
• MATURE TREES
• PRIVATE RETREAT
• ADDITIONAL LIVING SPACE
• MINUTES FROM SHOPPING

Property features AI

Finance

• HOA & community: No HOA; Community within walking distance to schools and near shopping

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available
• Home design: Single-family residence (house); One story; Built in 1969
• Construction: Brick and wood siding exterior; Composition roof; No fireplaces
• Exterior features: Patio and screened porch; Back yard with chain link fencing; Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled single-level layout; Den; Mud room/laundry area; No basement
• Laundry & utility: Mud room with laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $898 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 48 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $57k; list at $130k implies a 128% 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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: 1.17% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (median comp): $150,586
• List price: $129,900
• Delta: -13.74%
• 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
206 Sonja Dr	0.03mi	3/2.0	1,128 (+2%)	5mo	$150,000	$133	88
201 Sonja Dr	0.06mi	3/2.0	1,196 (+9%)	1mo	$167,000	$140	80
205 Sonja Dr	0.06mi	3/2.0	1,196 (+9%)	3mo	$145,000	$121	78
207 Tracy Ter	0.14mi	3/2.0	1,156 (+5%)	14mo	$169,000	$146	71
306 Tracy Ter	0.25mi	3/1.5	1,032 (-6%)	10mo	$142,000	$138	70
99 Karen Ct	0.29mi	3/2.0	1,040 (-6%)	13mo	$169,999	$163	65
99 Karen Ct	0.29mi	3/2.0	1,040 (-6%)	13mo	$169,999	$163	65
114 Hope Pl	0.43mi	3/2.0	1,143 (+4%)	11mo	$76,000	$66	62
223 Randy Cir	0.43mi	3/2.0	1,195 (+9%)	3mo	$175,000	$146	61
804 Arrowhead Trl	0.64mi	3/2.0	1,053 (-4%)	9mo	$178,000	$169	54
814 Arrowhead Trl	0.72mi	3/2.0	1,053 (-4%)	8mo	$149,000	$142	50
304 Angus Blvd	0.43mi	3/2.0	1,248 (+14%)	10mo	$198,000	$159	47

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,102
• Equity at exit: $19,369

10-year hold

• IRR: 9.9%
• Equity multiple: 1.72×
• Total profit: $26,119
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$681
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $396

Break-even live

Break-even rent $1,016

Max offer price $129,900

Occupancy floor 69%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	13d	1	0.30mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	21d	1	0.30mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	13d	1	0.36mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	21d	1	0.36mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	21d	1	0.46mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	43d	1	0.47mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	0.62mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	13d	1	0.62mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	43d	1	0.65mi
1103 Corder Rd Warner Robins, GA	1.0–2.0	1.0	840	$1,275	$1.52	21d	3	0.77mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	43d	1	0.85mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	13d	34	0.86mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	43d	1	0.87mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	43d	1	0.90mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	13d	1	0.95mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	21d	1	1.08mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	43d	1	1.08mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	13d	15	1.13mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	13d	23	1.18mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	43d	1	1.24mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,225	$1.12	43d	1	1.26mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	43d	1	1.36mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	13d	11	1.41mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	21d	1	1.43mi
615 Cedarwood Dr Unit 611 Bonaire, GA	3.0	1.0	902	$1,095	$1.21	21d	1	1.43mi
615 Cedarwood Dr Unit 504 Bonaire, GA	2.0	1.0	704	$950	$1.35	43d	1	1.43mi
642 Maplewood Dr Bonaire, GA	3.0	2.0	1100	$1,400	$1.27	43d	1	1.45mi
1205 Leverett Rd Warner Robins, GA	2.0	2.0	1055	$1,125	$1.07	21d	1	1.49mi

Listing history 29 events

1. 2026-06-19
   days on market $129,900 Active 48 DOM
2. 2026-06-18
   days on market $129,900 Active 47 DOM
3. 2026-06-17
   days on market $129,900 Active 46 DOM
4. 2026-06-16
   days on market $129,900 Active 45 DOM
5. 2026-06-15
   days on market $129,900 Active 44 DOM
6. 2026-06-14
   days on market $129,900 Active 42 DOM
7. 2026-06-13
   days on market $129,900 Active 41 DOM
8. 2026-06-10
   days on market $129,900 Active 39 DOM
9. 2026-06-09
   days on market $129,900 Active 38 DOM
10. 2026-06-08
    days on market $129,900 Active 37 DOM
11. 2026-06-07
    days on market $129,900 Active 36 DOM
12. 2026-06-05
    days on market $129,900 Active 33 DOM
13. 2026-06-03
    days on market $129,900 Active 32 DOM
14. 2026-06-02
    days on market $129,900 Active 31 DOM
15. 2026-06-01
    days on market $129,900 Active 30 DOM
16. 2026-05-31
    days on market $129,900 Active 29 DOM
17. 2026-05-30
    days on market $129,900 Active 28 DOM
18. 2026-04-28
    listed $129,900 New 523-char remark
19. 2025-11-30
    historical
20. 2025-10-15
    price $134,900
21. 2025-10-15
    price $134,900
22. 2025-08-07
    price $149,000
23. 2025-08-07
    price $149,000
24. 2025-07-06
    listed $159,000 New
25. 2023-09-30
    historical $1,500
26. 2023-08-12
    listed $1,500
27. 2023-06-20
    soldstatus $57,000
28. 2023-06-01
    listed $57,000
29. 2001-10-04
    soldstatus $30,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$386/yr (+$32/mo · 47.7%)

ⓘ 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 76% 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: $18,202
• − Mortgage interest: −$7,276
• − Property taxes: −$809
• − Insurance: −$650
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$3,779
• Taxable income: $2,775
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $4,080/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

+333.0% since first listed

14 events — show timeline

• 2026-04-28 Listed $129,900 GAMLS
• 2025-12-01 Delisted — CGMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-10-15 Price Changed $134,900 CGMLS
• 2025-10-15 Price Changed $134,900 GAMLS
• 2025-08-07 Price Changed $149,000 CGMLS
• 2025-08-07 Price Changed $149,000 GAMLS
• 2025-07-07 Listed $159,000 CGMLS
• 2025-07-06 Listed $159,000 GAMLS
• 2023-09-30 Rental Removed $1,500 BUILDIUM
• 2023-08-12 Listed for Rent $1,500 BUILDIUM
• 2023-06-20 Sold (MLS) $57,000 CGMLS
• 2023-06-01 Listed $57,000 CGMLS
• 2001-10-04 Sold (Public Records) $30,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $809 · +12.0% YoY. Source: county tax records.