507 Scarborough Rd · Warner Robins, GA 31093

$205,000

3 bd · 2.5 ba · 1,198 sqft · SingleFamily public records · 7 Days on market

Built 1993 10,018 sqft lot Est $171k · 20% over

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Why this score? — see what drove the F 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 +13.4/30.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh Paint, New roof, new carpet and new appliances!!! Move in Ready, this beautiful home located close to Robins AFB, Shopping and restaurants is a great buy. Call today. This is a Fannie Mae HomePath Property.

Key facts

• Fenced back yard
• Landscaped back yard
• 0.23 acre lot

Tags

• LANDSCAPED FRONT YARD
• LANDSCAPED BACK YARD
• FENCED BACK YARD

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding
• Exterior features: Fenced yard; No pool

Interior

• Kitchen: Dishwasher; Electric Range; Disposal
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Fireplace (1); Disposal; Dishwasher; Electric Range

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $5 ($54/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 $160k (22.2% below list).
• Recommended offer: $160k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Warner Robins — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Northside Elementary School (math 37% / reading 38%, grade F, #474 of 1,228 statewide, top 39%, 560 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 27% at this address vs 44% district-wide (-18 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); 161 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 42% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $78k; list at $205k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $159,531 (22.2% 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. 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?
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: 0.78% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $171,314
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Fieldstone Rd	0.08mi	3/2.0	1,208 (+1%)	12mo	$199,900	$165	83
403 Fieldstone Rd	0.11mi	4/2.0 (+1)	1,230 (+3%)	3mo	$195,000	$159	81
409 Fieldstone Rd	0.13mi	3/2.0	1,250 (+4%)	8mo	$135,000	$108	78
1027 Carl Vinson Pkwy	0.45mi	3/2.0	1,210 (+1%)	10mo	$192,500	$159	67
103 Highpoint Dr	0.47mi	3/2.0	1,332 (+11%)	5mo	$82,000	$62	53
213 Tumbleweed Cir	0.30mi	3/2.0	1,044 (-13%)	20mo	$175,000	$168	46
101 Montiego Ct	0.57mi	3/2.0	1,318 (+10%)	13mo	$188,900	$143	44
201 Valencia Cir	0.64mi	3/2.0	1,346 (+12%)	14mo	$175,000	$130	36
211 Sun Valley Drive Dr	0.71mi	3/2.0	1,374 (+15%)	19mo	$190,000	$138	25
211 Sun Valley Dr	0.71mi	3/2.0	1,374 (+15%)	19mo	$190,000	$138	25

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-33,359
• Equity at exit: $30,566

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-30,423
• Equity at exit: $17,725

Cash invested: $57,400 (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: 161
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $5

Break-even live

Break-even rent $1,590

Max offer price $205,000

Occupancy floor 95%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Fieldstone Rd Warner Robins, GA	3.0	2.0	1339	$1,625	$1.21	43d	1	0.13mi
108 Stonefield Ct Warner Robins, GA	3.0	2.0	1483	$1,475	$0.99	43d	1	0.14mi
104 Woodcarver Trl Warner Robins, GA	3.0	2.0	1300	$1,600	$1.23	13d	1	0.49mi
106 Scarborough Rd Centerville, GA	3.0	2.0	1471	$1,400	$0.95	21d	1	0.50mi
213 Webb St Warner Robins, GA	3.0	2.0	1152	$1,600	$1.39	21d	1	0.78mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	43d	1	1.37mi
103 Abney Ct Centerville, GA	3.0	2.0	1500	$1,800	$1.20	21d	1	1.46mi

Listing history 7 events

1. 2026-06-15
   status $205,000 Pending 7 DOM
2. 2026-06-15
   days on market $205,000 Active 7 DOM
3. 2026-06-14
   days on market $205,000 Active 5 DOM
4. 2026-06-13
   days on market $205,000 Active 4 DOM
5. 2026-06-10
   days on market $205,000 Active 2 DOM
6. 2026-06-09
   remarks 208-char remark
7. 2026-06-09
   listed $205,000 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: $1,144 · $95/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$742/yr (+$62/mo · 64.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,144
• − Mortgage interest: −$11,483
• − Property taxes: −$1,144
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$5,964
• Taxable loss: −$3,535
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $902/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

+186.7% since first listed

4 events — show timeline

• 2026-06-08 Listed $205,000 CGMLS
• 2016-12-09 Sold (MLS) $77,900 CGMLS
• 2016-07-14 Listed $79,900 CGMLS
• 1998-08-27 Sold (Public Records) $71,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,144 · +1.0% YoY. Source: county tax records.