320 Draper St · Warner Robins, GA 31088

$170,000

3 bd · 2.0 ba · 1,737 sqft · SingleFamily public records · 43 Days on market

Built 1961 0.34 ac lot $98/sqft · 15% below area Est $199k · 15% under

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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 +16.6/30.0
• ARV discount +14.1/15.0
• DSCR +5.1/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home located on a quiet street. Home features a large kitchen with granite tops, 2 living areas, 3 bedrooms and 2 baths. Home offers space inside and out. Shed will remain with the property. Would be perfect for all buyers and a great opportunity for an investor to increase their portfolio with this all-brick house located in the center of Warner Robins.

Key facts

• Shed
• Granite tops
• Large kitchen

Tags

• LARGE KITCHEN
• GRANITE TOPS
• 2 LIVING AREAS
• SHED
• ALL BRICK HOUSE
• CENTER OF WARNER ROBINS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Parking pad with open parking
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single-family residence (house); Resale property; Built in 1961
• Construction: Brick construction; Composition roof; Built in 1961
• Exterior features: Level lot; Lot size approximately 0.34 acres

Interior

• Kitchen: Dishwasher; Solid surface counters
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One-level layout; Solid surface kitchen counters; No basement; Public-record living area of 1,737
• Laundry & utility: Laundry located in the kitchen and additional utility area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $147k (13.2% below list).
• Recommended offer: $147k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Miller Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 538 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 22% at this address vs 44% district-wide (-22 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $1k of loan paydown is wiped out by about $5k 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 43 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $90k; list at $170k implies a 89% 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 $147,496 (13.2% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.87% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $199,205
• List price: $170,000
• Delta: -14.66%
• 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
112 Early	0.24mi	3/2.0	1,700 (-2%)	2mo	$304,900	$179	84
106 Early Dr	0.24mi	3/2.0	1,618 (-7%)	1mo	$275,000	$170	76
120 Bramblewood Ln	0.23mi	4/2.0 (+1)	1,756 (+1%)	8mo	$295,339	$168	76
104 Early Dr	0.27mi	3/2.0	1,619 (-7%)	1mo	$296,920	$183	76
100 Early Dr	0.24mi	3/2.0	1,600 (-8%)	3mo	$289,900	$181	73
202 Forest Hill Dr	0.26mi	3/2.0	1,600 (-8%)	4mo	$164,000	$103	72
215 Forest Hill Dr	0.36mi	3/2.0	1,790 (+3%)	9mo	$170,000	$95	70
314 Forest Hill Dr	0.56mi	3/2.0	1,868 (+8%)	0mo	$210,000	$112	61
101 Spring St	0.73mi	3/2.0	1,705 (-2%)	9mo	$175,000	$103	56
102 Shelia Dr	0.71mi	3/2.0	1,564 (-10%)	8mo	$170,000	$109	44
123 Vernon Dr	0.62mi	3/1.0	1,514 (-13%)	9mo	$110,000	$73	38
139 Vernon Dr	0.57mi	2/1.0 (-1)	1,476 (-15%)	3mo	$130,000	$88	37

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: -13.6%
• Equity multiple: 0.52×
• Total profit: $-23,055
• Equity at exit: $25,348

10-year hold

• IRR: -6.9%
• Equity multiple: 0.59×
• Total profit: $-19,695
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$891
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $102

Break-even live

Break-even rent $1,346

Max offer price $170,000

Occupancy floor 88%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	21d	1	0.38mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	44d	1	0.38mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	44d	1	0.68mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	44d	1	0.69mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	44d	1	0.73mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	0.87mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	44d	1	0.87mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	44d	1	0.97mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	44d	1	1.04mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	44d	1	1.06mi
106 Edna Pl Warner Robins, GA	4.0	3.0	1922	$1,850	$0.96	44d	1	1.27mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	44d	1	1.31mi
201 Sherman St Warner Robins, GA	3.0	2.0	2000	$1,650	$0.82	13d	1	1.32mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	44d	1	1.39mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	21d	1	1.42mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	44d	1	1.42mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	13d	15	1.44mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	13d	1	1.46mi
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	44d	1	1.48mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	1.48mi

Listing history 32 events

1. 2026-06-19
   days on market $170,000 Active 43 DOM
2. 2026-06-18
   days on market $170,000 Active 42 DOM
3. 2026-06-17
   days on market $170,000 Active 41 DOM
4. 2026-06-16
   days on market $170,000 Active 40 DOM
5. 2026-06-15
   days on market $170,000 Active 39 DOM
6. 2026-06-14
   days on market $170,000 Active 37 DOM
7. 2026-06-13
   days on market $170,000 Active 36 DOM
8. 2026-06-10
   days on market $170,000 Active 34 DOM
9. 2026-06-09
   days on market $170,000 Active 33 DOM
10. 2026-06-08
    days on market $170,000 Active 32 DOM
11. 2026-06-07
    days on market $170,000 Active 31 DOM
12. 2026-06-05
    days on market $170,000 Active 28 DOM
13. 2026-06-03
    days on market $170,000 Active 27 DOM
14. 2026-06-02
    days on market $170,000 Active 26 DOM
15. 2026-06-01
    days on market $170,000 Active 25 DOM
16. 2026-05-31
    days on market $170,000 Active 24 DOM
17. 2026-05-30
    days on market $170,000 Active 23 DOM
18. 2026-05-01
    listed $170,000 Active 366-char remark

    Show marketing remark (366 chars)

    Wonderful home located on a quiet street. Home features a large kitchen with granite tops, 2 living areas, 3 bedrooms and 2 baths. Home offers space inside and out. Shed will remain with the property. Would be perfect for all buyers and a great opportunity for an investor to increase their portfolio with this all-brick house located in the center of Warner Robins.

19. 2026-05-01
    listed $170,000 New 366-char remark

    Show marketing remark (366 chars)

    Wonderful home located on a quiet street. Home features a large kitchen with granite tops, 2 living areas, 3 bedrooms and 2 baths. Home offers space inside and out. Shed will remain with the property. Would be perfect for all buyers and a great opportunity for an investor to increase their portfolio with this all-brick house located in the center of Warner Robins.

20. 2025-09-10
    historical $1,300
21. 2025-08-12
    listed $1,300
22. 2023-11-08
    historical $1,300
23. 2023-11-06
    listed $1,300
24. 2019-08-07
    soldstatus $90,000
25. 2019-07-25
    soldstatus $90,000

    Show marketing remark (12 chars)

    CUTE HOUSE!!

26. 2019-07-25
    listed $90,000

    Show marketing remark (12 chars)

    CUTE HOUSE!!

27. 2019-07-22
    soldstatus $90,000
28. 2019-07-22
    soldstatus $90,000
29. 2018-10-24
    listed $93,900
30. 2018-06-19
    soldstatus $61,400
31. 2007-05-16
    soldstatus $120,000
32. 1985-08-09
    soldstatus $52,500

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$351/yr (+$29/mo · 29.0%)

ⓘ 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 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: $17,700
• − Mortgage interest: −$9,523
• − Property taxes: −$1,213
• − Insurance: −$850
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$4,945
• Taxable loss: −$1,663
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $1,621/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

+223.8% since first listed

15 events — show timeline

• 2026-05-01 Listed $170,000 CGMLS
• 2026-05-01 Listed $170,000 GAMLS
• 2025-09-10 Rental Removed $1,300 CGMLS
• 2025-08-12 Listed for Rent $1,300 CGMLS
• 2023-11-08 Rental Removed $1,300 CGMLS
• 2023-11-06 Listed for Rent $1,300 CGMLS
• 2019-08-07 Sold (Public Records) $90,000 Public Records
• 2019-07-25 Listed $90,000 CGMLS
• 2019-07-25 Sold (MLS) $90,000 CGMLS
• 2019-07-22 Sold (MLS) $90,000 GAMLS
• 2019-07-22 Sold (MLS) $90,000 MGMLS
• 2018-10-24 Listed $93,900 MGMLS
• 2018-06-19 Sold (Public Records) $61,400 Public Records
• 2007-05-16 Sold (Public Records) $120,000 Public Records
• 1985-08-09 Sold (Public Records) $52,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,213 · +10.6% YoY. Source: county tax records.