604 Gateway Dr · Warner Robins, GA 31005

$199,500

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 24 Days on market

Built 1991 10,018 sqft lot $147/sqft · at area comps Est $208k · at est.

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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 +19.9/30.0
• ARV discount +9.4/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the ranch that proves you don't need stairs to climb your way into happiness. This 3-bedroom, 2-bath beauty is serving up easy living, low maintenance, and just enough charm to make your mother-in-law consider staying longer (you've been warned). From the moment you walk in, you'll appreciate the layout-because who actually wants to carry laundry up and down stairs anyway? The living space is perfect for everything from Netflix marathons to pretending you're hosting a classy dinner party (pizza boxes count). The kitchen? Ready for gourmet meals... or at least a solid DoorDash drop-off station. The bedrooms offer the ideal balance of cozy and functional-whether you need space for family, guests, or that one room we all swear will become a home gym. And with two full bathrooms, mornings just got a whole lot less competitive. Outside, enjoy a yard that's big enough for entertaining, relaxing, or finally buying that grill you've been talking about for two years. Single-level. Simple living. Zero stair drama. Come see it before someone else claims your spot on the couch

Key facts

• Big yard
• Single-level
• Low maintenance

Tags

• LOW MAINTENANCE
• BIG YARD
• SINGLE-LEVEL
• ZERO STAIR DRAMA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $239 ($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 $187k (6.0% below list).
• Recommended offer: $187k (6.0% 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: schools D+, employment D+, crime 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.
• Market conditions: Rents rising fast (+4.5%/yr); 241 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $6k 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 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $113k; list at $200k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $187,445 (6.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $208,477
• List price: $199,500
• Delta: -4.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Gateway Dr	0.00mi	3/2.0	1,353 (0%)	0mo	$205,500	$152	100
732 Gateway Dr	0.15mi	3/1.0	1,340 (-1%)	3mo	$181,000	$135	85
616 Shannon Ridge Dr	0.17mi	4/2.0 (+1)	1,374 (+2%)	2mo	$200,000	$146	83
123 Johannes Sq	0.11mi	3/2.0	1,256 (-7%)	7mo	$209,900	$167	77
739 Gateway Dr	0.18mi	3/2.0	1,274 (-6%)	7mo	$209,900	$165	76
108 Shamrock Ct	0.25mi	3/2.0	1,230 (-9%)	1mo	$212,000	$172	72
736 Gateway Dr	0.17mi	3/2.0	1,212 (-10%)	3mo	$212,900	$176	72
609 Shannon Ridge Dr	0.17mi	3/2.0	1,177 (-13%)	2mo	$217,000	$184	69
134 Castle Pines Dr	0.50mi	3/2.0	1,291 (-5%)	6mo	$220,000	$170	64
101 Shamrock Ct	0.29mi	3/2.0	1,174 (-13%)	7mo	$225,000	$192	58
103 Englewood Ct	0.58mi	3/2.0	1,428 (+6%)	7mo	$226,900	$159	58
111 Chipper St	0.53mi	3/2.0	1,547 (+14%)	4mo	$260,000	$168	48

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,201
• Equity at exit: $29,746

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $19,449
• Equity at exit: $17,249

Cash invested: $55,860 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 241
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $239

Break-even live

Break-even rent $1,571

Max offer price $199,500

Occupancy floor 82%

Sensitivity live

Price	-10% $352	-5% $296	+0% $239	+5% $183	+10% $127
Rent	-10% $91	-5% $165	+0% $239	+5% $314	+10% $388
Rate	-1.0pp $340	-0.5pp $290	base $239	+0.5pp $188	+1.0pp $135

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Lions Gate Bonaire, GA	3.0	2.0	1159	$1,600	$1.38	45d	1	0.34mi
40 Cohen Walker Dr Bonaire, GA	1.0–2.0	1.0–2.0	905	$1,900	$2.10	14d	1	0.60mi
200 Chipper St Bonaire, GA	3.0	2.0	1572	$1,995	$1.27	22d	1	0.61mi
113 Gray Fox Xing Bonaire, GA	4.0	2.0	1717	$2,200	$1.28	22d	1	1.07mi
102 Alton Tucker SR Blvd Bonaire, GA	3.0	2.0	1344	$2,195	$1.63	45d	1	1.19mi
210 Strawbridge Ln Bonaire, GA	3.0	2.0	1214	$1,600	$1.32	22d	1	1.20mi
102 Duxbury Ct Bonaire, GA	3.0	2.0	1725	$1,975	$1.14	22d	1	1.21mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	45d	1	1.22mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	22d	1	1.22mi
120 Chadwyck Cir Bonaire, GA	3.0	2.0	1266	$1,650	$1.30	22d	1	1.31mi
116 Webster Way Warner Robins, GA	2.0	2.0	1320	$1,650	$1.25	45d	1	1.43mi
101 Webster Way Warner Robins, GA	3.0	2.0	1320	$1,650	$1.25	45d	1	1.47mi

Listing history 13 events

1. 2026-05-11
   status Under Contract 1099-char remark

   Show marketing remark (1195 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. .. .Welcome to the ranch that proves you don’t need stairs to climb your way into happiness. This 3-bedroom, 2-bath beauty is serving up easy living, low maintenance, and just enough charm to make your mother-in-law consider staying longer (you’ve been warned). From the moment you walk in, you’ll appreciate the layout—because who actually wants to carry laundry up and down stairs anyway? The living space is perfect for everything from Netflix marathons to pretending you’re hosting a classy dinner party (pizza boxes count). The kitchen? Ready for gourmet meals… or at least a solid DoorDash drop-off station. The bedrooms offer the ideal balance of cozy and functional—whether you need space for family, guests, or that one room we all swear will become a home gym. And with two full bathrooms, mornings just got a whole lot less competitive. Outside, enjoy a yard that’s big enough for entertaining, relaxing, or finally buying that grill you’ve been talking about for two years. Single-level. Simple living. Zero stair drama. Come see it before someone else claims your spot on the couch

2. 2026-05-11
   status Pending 1195-char remark

   Show marketing remark (1195 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. .. .Welcome to the ranch that proves you don’t need stairs to climb your way into happiness. This 3-bedroom, 2-bath beauty is serving up easy living, low maintenance, and just enough charm to make your mother-in-law consider staying longer (you’ve been warned). From the moment you walk in, you’ll appreciate the layout—because who actually wants to carry laundry up and down stairs anyway? The living space is perfect for everything from Netflix marathons to pretending you’re hosting a classy dinner party (pizza boxes count). The kitchen? Ready for gourmet meals… or at least a solid DoorDash drop-off station. The bedrooms offer the ideal balance of cozy and functional—whether you need space for family, guests, or that one room we all swear will become a home gym. And with two full bathrooms, mornings just got a whole lot less competitive. Outside, enjoy a yard that’s big enough for entertaining, relaxing, or finally buying that grill you’ve been talking about for two years. Single-level. Simple living. Zero stair drama. Come see it before someone else claims your spot on the couch

3. 2026-05-09
   price $199,500 1099-char remark

   Show marketing remark (1195 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. .. .Welcome to the ranch that proves you don’t need stairs to climb your way into happiness. This 3-bedroom, 2-bath beauty is serving up easy living, low maintenance, and just enough charm to make your mother-in-law consider staying longer (you’ve been warned). From the moment you walk in, you’ll appreciate the layout—because who actually wants to carry laundry up and down stairs anyway? The living space is perfect for everything from Netflix marathons to pretending you’re hosting a classy dinner party (pizza boxes count). The kitchen? Ready for gourmet meals… or at least a solid DoorDash drop-off station. The bedrooms offer the ideal balance of cozy and functional—whether you need space for family, guests, or that one room we all swear will become a home gym. And with two full bathrooms, mornings just got a whole lot less competitive. Outside, enjoy a yard that’s big enough for entertaining, relaxing, or finally buying that grill you’ve been talking about for two years. Single-level. Simple living. Zero stair drama. Come see it before someone else claims your spot on the couch

4. 2026-05-09
   price $199,500 1195-char remark

   Show marketing remark (1195 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. .. .Welcome to the ranch that proves you don’t need stairs to climb your way into happiness. This 3-bedroom, 2-bath beauty is serving up easy living, low maintenance, and just enough charm to make your mother-in-law consider staying longer (you’ve been warned). From the moment you walk in, you’ll appreciate the layout—because who actually wants to carry laundry up and down stairs anyway? The living space is perfect for everything from Netflix marathons to pretending you’re hosting a classy dinner party (pizza boxes count). The kitchen? Ready for gourmet meals… or at least a solid DoorDash drop-off station. The bedrooms offer the ideal balance of cozy and functional—whether you need space for family, guests, or that one room we all swear will become a home gym. And with two full bathrooms, mornings just got a whole lot less competitive. Outside, enjoy a yard that’s big enough for entertaining, relaxing, or finally buying that grill you’ve been talking about for two years. Single-level. Simple living. Zero stair drama. Come see it before someone else claims your spot on the couch

5. 2026-04-27
   status Active 1195-char remark

   Show marketing remark (1195 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. .. .Welcome to the ranch that proves you don’t need stairs to climb your way into happiness. This 3-bedroom, 2-bath beauty is serving up easy living, low maintenance, and just enough charm to make your mother-in-law consider staying longer (you’ve been warned). From the moment you walk in, you’ll appreciate the layout—because who actually wants to carry laundry up and down stairs anyway? The living space is perfect for everything from Netflix marathons to pretending you’re hosting a classy dinner party (pizza boxes count). The kitchen? Ready for gourmet meals… or at least a solid DoorDash drop-off station. The bedrooms offer the ideal balance of cozy and functional—whether you need space for family, guests, or that one room we all swear will become a home gym. And with two full bathrooms, mornings just got a whole lot less competitive. Outside, enjoy a yard that’s big enough for entertaining, relaxing, or finally buying that grill you’ve been talking about for two years. Single-level. Simple living. Zero stair drama. Come see it before someone else claims your spot on the couch

6. 2026-04-22
   status Pending 1195-char remark

   Show marketing remark (1195 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. .. .Welcome to the ranch that proves you don’t need stairs to climb your way into happiness. This 3-bedroom, 2-bath beauty is serving up easy living, low maintenance, and just enough charm to make your mother-in-law consider staying longer (you’ve been warned). From the moment you walk in, you’ll appreciate the layout—because who actually wants to carry laundry up and down stairs anyway? The living space is perfect for everything from Netflix marathons to pretending you’re hosting a classy dinner party (pizza boxes count). The kitchen? Ready for gourmet meals… or at least a solid DoorDash drop-off station. The bedrooms offer the ideal balance of cozy and functional—whether you need space for family, guests, or that one room we all swear will become a home gym. And with two full bathrooms, mornings just got a whole lot less competitive. Outside, enjoy a yard that’s big enough for entertaining, relaxing, or finally buying that grill you’ve been talking about for two years. Single-level. Simple living. Zero stair drama. Come see it before someone else claims your spot on the couch

7. 2026-04-17
   listed $215,000 New 1099-char remark

   Show marketing remark (1195 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. .. .Welcome to the ranch that proves you don’t need stairs to climb your way into happiness. This 3-bedroom, 2-bath beauty is serving up easy living, low maintenance, and just enough charm to make your mother-in-law consider staying longer (you’ve been warned). From the moment you walk in, you’ll appreciate the layout—because who actually wants to carry laundry up and down stairs anyway? The living space is perfect for everything from Netflix marathons to pretending you’re hosting a classy dinner party (pizza boxes count). The kitchen? Ready for gourmet meals… or at least a solid DoorDash drop-off station. The bedrooms offer the ideal balance of cozy and functional—whether you need space for family, guests, or that one room we all swear will become a home gym. And with two full bathrooms, mornings just got a whole lot less competitive. Outside, enjoy a yard that’s big enough for entertaining, relaxing, or finally buying that grill you’ve been talking about for two years. Single-level. Simple living. Zero stair drama. Come see it before someone else claims your spot on the couch

8. 2026-04-17
   listed $215,000 Active 1195-char remark

   Show marketing remark (1195 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. .. .Welcome to the ranch that proves you don’t need stairs to climb your way into happiness. This 3-bedroom, 2-bath beauty is serving up easy living, low maintenance, and just enough charm to make your mother-in-law consider staying longer (you’ve been warned). From the moment you walk in, you’ll appreciate the layout—because who actually wants to carry laundry up and down stairs anyway? The living space is perfect for everything from Netflix marathons to pretending you’re hosting a classy dinner party (pizza boxes count). The kitchen? Ready for gourmet meals… or at least a solid DoorDash drop-off station. The bedrooms offer the ideal balance of cozy and functional—whether you need space for family, guests, or that one room we all swear will become a home gym. And with two full bathrooms, mornings just got a whole lot less competitive. Outside, enjoy a yard that’s big enough for entertaining, relaxing, or finally buying that grill you’ve been talking about for two years. Single-level. Simple living. Zero stair drama. Come see it before someone else claims your spot on the couch

9. 2018-05-17
   soldstatus $112,700
10. 2018-05-15
    soldstatus $112,700
11. 2018-04-02
    listed $110,000
12. 2007-03-20
    soldstatus $105,500
13. 1992-03-05
    soldstatus $66,450

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,835 · $153/mo
• Expected delta: +$491/yr (+$41/mo · 36.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,493
• − Mortgage interest: −$11,175
• − Property taxes: −$1,344
• − Insurance: −$998
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$5,804
• Taxable loss: −$426
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $2,976/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): 22,063
• Household income: $110,461
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 212.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 11% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Salvadoran 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▼ -43.85%
• Current HPI: 213.0605
• Rent YoY: ▲ 4.53%
• 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

+200.2% since first listed

13 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-05-11 Pending — CGMLS
• 2026-05-09 Price Changed $199,500 GAMLS
• 2026-05-09 Price Changed $199,500 CGMLS
• 2026-04-27 Relisted — CGMLS
• 2026-04-22 Pending — CGMLS
• 2026-04-17 Listed $215,000 CGMLS
• 2026-04-17 Listed $215,000 GAMLS
• 2018-05-17 Sold (Public Records) $112,700 Public Records
• 2018-05-15 Sold (MLS) $112,700 CGMLS
• 2018-04-02 Listed $110,000 CGMLS
• 2007-03-20 Sold (Public Records) $105,500 Public Records
• 1992-03-05 Sold (Public Records) $66,450 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,344 · +0.8% YoY. Source: county tax records.