511 Greenview Ct · Warner Robins, GA 31005

$345,000

4 bd · 2.0 ba · 2,365 sqft · SingleFamily public records · 48 Days on market

Built 1995 0.47 ac lot Est $400k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +8.2/30.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 5-bedroom, 3-bath home offering 2,366 square feet of thoughtfully designed living space and a spacious two-car garage. With major updates completed and quality finishes throughout, this home is truly move-in ready. Inside, you'll love the fresh interior repaint and the durability of Mohawk waterproof floating flooring system throughout most of the main living areas. Updated lighting enhances the bright, welcoming feel, while surround sound in the living room creates the perfect space for entertaining or relaxing. The kitchen features elegant quartz countertops, a walk-in pantry, and ample workspace for everyday living and hosting. Bathrooms have been tastefully upgraded, including granite counters in the primary bath, a stained butcher block tub surround for added warmth and character, and a beautifully updated secondary bathroom with a 19" soaker tub. The spacious primary suite is a true retreat with two walk-in closets and a private attached office or nursery with sliding windows for added light and comfort. A split guest suite offers privacy, complete with an updated guest bathroom. The versatile fifth bedroom is located in the loft and includes its own closet. Major system updates add peace of mind, including new windows (2023) and new foam backed siding (2023). The siding and windows have One Time transferable Lifetime Warranties. The home is serviced by city water and septic. Outside, you'll find a backyard storage shed with new siding and shingles (2023), perfect for tools or hobby space. The screen/glass storm doors provide seasonal flexibility. This well-maintained home blends functional layout, modern updates, and long-term value - ready for its next owner to enjoy.

Key facts

• Quartz countertops
• Updated lighting
• Surround sound

Tags

• UPDATED LIGHTING
• SURROUND SOUND
• QUARTZ COUNTERTOPS
• WALK-IN PANTRY
• GRANITE COUNTERS
• BUTCHER BLOCK TUB SURROUND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (35.2% below list).
• Recommended offer: $223k (35.2% below list) — sets the bar for 1% rule.

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: Bonaire Primary School (624 students, 29% FRL); Bonaire Middle School (math 67% / reading 68%, grade A-, #21 of 470 statewide, top 4%, 1,140 students, 32% FRL); Veterans High School (math 33% / reading 32%, grade F, #104 of 424 statewide, top 25%, 1,914 students, 30% FRL) — zoned schools average 30% FRL vs 46% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 240 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $2k of loan paydown is wiped out by about $10k 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 ($335k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,475 (35.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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: 0.65% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $399,685
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Greenview Ct	0.00mi	5/3.0 (+1)	2,366 (0%)	2mo	$345,000	$146	90
101 Saddlefield Ct	0.23mi	4/2.0	2,236 (-6%)	0mo	$310,000	$139	80
555 Thompson Mill Road Rd	0.24mi	3/2.5 (-1)	2,260 (-4%)	1mo	$430,000	$190	74
128 Maisie Way	0.74mi	4/2.5	2,379 (+1%)	0mo	$391,400	$165	62
128 Maisie Way #202	0.74mi	4/2.5	2,379 (+1%)	0mo	$391,400	$165	62
203 Southfield Ct	0.51mi	4/2.5	2,515 (+6%)	3mo	$435,900	$173	62
130 Maisie Way #201	0.74mi	4/2.5	2,406 (+2%)	1mo	$407,500	$169	60
130 Maisie Way	0.74mi	4/2.5	2,406 (+2%)	1mo	$407,500	$169	60
508 Toccoa Ct	0.53mi	3/2.0 (-1)	2,085 (-12%)	1mo	$385,000	$185	49
117 Maisie Way #232	0.74mi	4/2.5	2,599 (+10%)	1mo	$404,900	$156	46
117 Maisie Way	0.74mi	4/2.5	2,599 (+10%)	1mo	$404,900	$156	46
314 Apalachee Way	0.60mi	4/3.0	2,697 (+14%)	2mo	$485,000	$180	43

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: -21.7%
• Equity multiple: 0.24×
• Total profit: $-73,363
• Equity at exit: $51,441

10-year hold

• IRR: -12.8%
• Equity multiple: 0.21×
• Total profit: $-76,479
• Equity at exit: $29,829

Cash invested: $96,600 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 240
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-327

Break-even live

Break-even rent $2,648

Max offer price $287,295

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-229	+0% $-327	+5% $-424	+10% $-522
Rent	-10% $-503	-5% $-415	+0% $-327	+5% $-238	+10% $-150
Rate	-1.0pp $-153	-0.5pp $-239	base $-327	+0.5pp $-416	+1.0pp $-507

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Lenox Dr Bonaire, GA	3.0	2.0	1598	$1,950	$1.22	45d	1	0.28mi
125 Lenox Dr Bonaire, GA	3.0	2.0	1598	$1,800	$1.13	15d	1	0.28mi
225 Waterford Dr Bonaire, GA	3.0	2.0	1943	$1,995	$1.03	15d	1	0.42mi
225 Waterford Dr Bonaire, GA	3.0	2.0	1943	$2,100	$1.08	45d	1	0.42mi
138 Salem Dr Bonaire, GA	3.0	2.0	2035	$1,650	$0.81	45d	1	0.57mi
805 Harley Farms Dr Bonaire, GA	5.0	3.0	2440	$2,550	$1.05	45d	1	0.92mi
805 Harley Farms Dr Bonaire, GA	5.0	3.0	2440	$2,550	$1.05	23d	1	0.92mi
234 Oakley Ct Bonaire, GA	5.0	4.0	3335	$3,000	$0.90	45d	1	1.18mi

Listing history 7 events

1. 2026-05-07
   soldstatus $345,000 Sold 1752-char remark

   Show marketing remark (1752 chars)

   Welcome to this beautifully updated 5-bedroom, 3-bath home offering 2,366 square feet of thoughtfully designed living space and a spacious two-car garage. With major updates completed and quality finishes throughout, this home is truly move-in ready. Inside, you'll love the fresh interior repaint and the durability of Mohawk waterproof floating flooring system throughout most of the main living areas. Updated lighting enhances the bright, welcoming feel, while surround sound in the living room creates the perfect space for entertaining or relaxing. The kitchen features elegant quartz countertops, a walk-in pantry, and ample workspace for everyday living and hosting. Bathrooms have been tastefully upgraded, including granite counters in the primary bath, a stained butcher block tub surround for added warmth and character, and a beautifully updated secondary bathroom with a 19" soaker tub. The spacious primary suite is a true retreat with two walk-in closets and a private attached office or nursery with sliding windows for added light and comfort. A split guest suite offers privacy, complete with an updated guest bathroom. The versatile fifth bedroom is located in the loft and includes its own closet. Major system updates add peace of mind, including new windows (2023) and new foam backed siding (2023). The siding and windows have One Time transferable Lifetime Warranties. The home is serviced by city water and septic. Outside, you'll find a backyard storage shed with new siding and shingles (2023), perfect for tools or hobby space. The screen/glass storm doors provide seasonal flexibility. This well-maintained home blends functional layout, modern updates, and long-term value - ready for its next owner to enjoy.

2. 2026-04-16
   status Under Contract 1752-char remark

   Show marketing remark (1752 chars)

   Welcome to this beautifully updated 5-bedroom, 3-bath home offering 2,366 square feet of thoughtfully designed living space and a spacious two-car garage. With major updates completed and quality finishes throughout, this home is truly move-in ready. Inside, you'll love the fresh interior repaint and the durability of Mohawk waterproof floating flooring system throughout most of the main living areas. Updated lighting enhances the bright, welcoming feel, while surround sound in the living room creates the perfect space for entertaining or relaxing. The kitchen features elegant quartz countertops, a walk-in pantry, and ample workspace for everyday living and hosting. Bathrooms have been tastefully upgraded, including granite counters in the primary bath, a stained butcher block tub surround for added warmth and character, and a beautifully updated secondary bathroom with a 19" soaker tub. The spacious primary suite is a true retreat with two walk-in closets and a private attached office or nursery with sliding windows for added light and comfort. A split guest suite offers privacy, complete with an updated guest bathroom. The versatile fifth bedroom is located in the loft and includes its own closet. Major system updates add peace of mind, including new windows (2023) and new foam backed siding (2023). The siding and windows have One Time transferable Lifetime Warranties. The home is serviced by city water and septic. Outside, you'll find a backyard storage shed with new siding and shingles (2023), perfect for tools or hobby space. The screen/glass storm doors provide seasonal flexibility. This well-maintained home blends functional layout, modern updates, and long-term value - ready for its next owner to enjoy.

3. 2026-04-16
   status Pending

   Show marketing remark (1752 chars)

   Welcome to this beautifully updated 5-bedroom, 3-bath home offering 2,366 square feet of thoughtfully designed living space and a spacious two-car garage. With major updates completed and quality finishes throughout, this home is truly move-in ready. Inside, you'll love the fresh interior repaint and the durability of Mohawk waterproof floating flooring system throughout most of the main living areas. Updated lighting enhances the bright, welcoming feel, while surround sound in the living room creates the perfect space for entertaining or relaxing. The kitchen features elegant quartz countertops, a walk-in pantry, and ample workspace for everyday living and hosting. Bathrooms have been tastefully upgraded, including granite counters in the primary bath, a stained butcher block tub surround for added warmth and character, and a beautifully updated secondary bathroom with a 19" soaker tub. The spacious primary suite is a true retreat with two walk-in closets and a private attached office or nursery with sliding windows for added light and comfort. A split guest suite offers privacy, complete with an updated guest bathroom. The versatile fifth bedroom is located in the loft and includes its own closet. Major system updates add peace of mind, including new windows (2023) and new foam backed siding (2023). The siding and windows have One Time transferable Lifetime Warranties. The home is serviced by city water and septic. Outside, you'll find a backyard storage shed with new siding and shingles (2023), perfect for tools or hobby space. The screen/glass storm doors provide seasonal flexibility. This well-maintained home blends functional layout, modern updates, and long-term value - ready for its next owner to enjoy.

4. 2026-02-27
   listed $345,000 Active
5. 2026-02-10
   listed $345,000 New 1752-char remark

   Show marketing remark (1752 chars)

   Welcome to this beautifully updated 5-bedroom, 3-bath home offering 2,366 square feet of thoughtfully designed living space and a spacious two-car garage. With major updates completed and quality finishes throughout, this home is truly move-in ready. Inside, you'll love the fresh interior repaint and the durability of Mohawk waterproof floating flooring system throughout most of the main living areas. Updated lighting enhances the bright, welcoming feel, while surround sound in the living room creates the perfect space for entertaining or relaxing. The kitchen features elegant quartz countertops, a walk-in pantry, and ample workspace for everyday living and hosting. Bathrooms have been tastefully upgraded, including granite counters in the primary bath, a stained butcher block tub surround for added warmth and character, and a beautifully updated secondary bathroom with a 19" soaker tub. The spacious primary suite is a true retreat with two walk-in closets and a private attached office or nursery with sliding windows for added light and comfort. A split guest suite offers privacy, complete with an updated guest bathroom. The versatile fifth bedroom is located in the loft and includes its own closet. Major system updates add peace of mind, including new windows (2023) and new foam backed siding (2023). The siding and windows have One Time transferable Lifetime Warranties. The home is serviced by city water and septic. Outside, you'll find a backyard storage shed with new siding and shingles (2023), perfect for tools or hobby space. The screen/glass storm doors provide seasonal flexibility. This well-maintained home blends functional layout, modern updates, and long-term value - ready for its next owner to enjoy.

6. 2005-07-11
   soldstatus $173,000
7. 2001-07-16
   soldstatus $145,000

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $3,174 · $264/mo
• Expected delta: +$1,504/yr (+$125/mo · 90.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,817
• − Mortgage interest: −$19,325
• − Property taxes: −$1,670
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$10,036
• Taxable loss: −$10,230
• Est. tax savings @ 24.0%: +$2,455
• After-tax cash flow: $-1,465/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

• 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

+137.9% since first listed

7 events — show timeline

• 2026-05-07 Sold (MLS) $345,000 GAMLS
• 2026-04-16 Pending — GAMLS
• 2026-04-16 Pending — CGMLS
• 2026-02-27 Listed $345,000 CGMLS
• 2026-02-10 Listed $345,000 GAMLS
• 2005-07-11 Sold (Public Records) $173,000 Public Records
• 2001-07-16 Sold (Public Records) $145,000 Public Records

Property tax history

+0.6%/yr

Latest (2022): $1,670 · +5.7% YoY. Source: county tax records.