114 Mallard Pointe · Warner Robins, GA 31047

$288,000

4 bd · 3.0 ba · 2,157 sqft · SingleFamily public records · 97 Days on market

Built 1999 0.30 ac lot $134/sqft · at area comps Est $291k · 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 +20.7/30.0
• ARV discount +8.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4 bedroom, 3 bath home with a desirable split floor plan, offering endless potential for the right buyer. This property includes a dedicated office, ideal for working from home or creating additional flex space. With a functional layout and generous room sizes, this home is a fantastic opportunity for investors or buyers looking to do some minor repairs and finish it to their liking. Whether you’re seeking your next investment project or a home to transform into your dream space, this property offers a solid foundation and flexible design. Conveniently laid out and full of possibility, bring your vision and make it your own!

Key facts

• Flex space
• Split floor plan
• Solid foundation

Tags

• DEDICATED OFFICE
• SPLIT FLOOR PLAN
• FLEX SPACE
• SOLID FOUNDATION
• FLEXIBLE DESIGN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/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 $280k (2.8% below list).
• Recommended offer: $262k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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: 258 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $9k 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 97 days — a 9% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $262,080 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $291,052
• List price: $288,000
• Delta: -1.05%
• 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
105 Selwyn Ct	0.39mi	4/3.0	2,047 (-5%)	6mo	$285,000	$139	69
105 Selwyn Ct	0.39mi	4/3.0	2,045 (-5%)	6mo	$285,000	$139	69
301 Hunts Landing Dr	0.49mi	4/2.5	1,955 (-9%)	4mo	$325,000	$166	57
403 Colt Ct	0.56mi	3/2.0 (-1)	2,260 (+5%)	6mo	$314,900	$139	52
100 Bentley Way	0.68mi	4/2.0	1,974 (-8%)	1mo	$335,000	$170	49
407 Colt Ct	0.53mi	3/2.0 (-1)	2,003 (-7%)	6mo	$338,900	$169	49
108 Black Birch Ln	0.59mi	4/2.0	1,888 (-12%)	3mo	$348,504	$185	45
408 Colt Ct	0.52mi	3/2.0 (-1)	1,936 (-10%)	7mo	$334,900	$173	44
300 Hunts Landing Dr	0.52mi	3/2.5 (-1)	1,849 (-14%)	3mo	$309,000	$167	43
406 Colt Ct	0.53mi	3/2.0 (-1)	2,435 (+13%)	7mo	$319,900	$131	39
406 Colt Ct	0.53mi	3/2.0 (-1)	1,851 (-14%)	6mo	$319,900	$173	37
106 Rushmore Pl	0.68mi	3/2.0 (-1)	1,896 (-12%)	3mo	$309,000	$163	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-21,820
• Equity at exit: $42,942

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $12,823
• Equity at exit: $24,901

Cash invested: $80,640 (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 31047

• Home prices YoY: -14.4%
• Active inventory: 258
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,800 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$190 /mo · $2,284/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $391

Break-even live

Break-even rent $2,305

Max offer price $288,000

Occupancy floor 81%

Sensitivity live

Price	-10% $554	-5% $473	+0% $391	+5% $310	+10% $228
Rent	-10% $170	-5% $281	+0% $391	+5% $502	+10% $612
Rate	-1.0pp $536	-0.5pp $464	base $391	+0.5pp $316	+1.0pp $241

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Huntwood Ln Kathleen, GA	3.0	2.0	1958	$2,000	$1.02	45d	1	0.24mi
402 Otters Ridge Dr Kathleen, GA	3.0	2.0	1656	$2,000	$1.21	14d	1	0.83mi
232 Spring Chase Cir Kathleen, GA	4.0	2.0	2000	$2,600	$1.30	45d	1	0.91mi
309 Raleigh Dr Warner Robins, GA	4.0	2.5	1984	$4,995	$2.52	45d	1	1.28mi
309 Raleigh Dr Warner Robins, GA	4.0	3.0	1984	$4,995	$2.52	22d	1	1.28mi
200 Chipper St Bonaire, GA	3.0	2.0	1572	$1,995	$1.27	22d	1	1.32mi
112 Charleston Ct Warner Robins, GA	3.0	2.0	2020	$1,950	$0.97	14d	1	1.36mi

Listing history 14 events

1. 2026-04-14
   price $288,000 663-char remark

   Show marketing remark (663 chars)

   Welcome to this spacious 4 bedroom, 3 bath home with a desirable split floor plan, offering endless potential for the right buyer. This property includes a dedicated office, ideal for working from home or creating additional flex space. With a functional layout and generous room sizes, this home is a fantastic opportunity for investors or buyers looking to do some minor repairs and finish it to their liking. Whether you’re seeking your next investment project or a home to transform into your dream space, this property offers a solid foundation and flexible design. Conveniently laid out and full of possibility, bring your vision and make it your own!

2. 2026-03-22
   price $289,000 663-char remark

   Show marketing remark (663 chars)

   Welcome to this spacious 4 bedroom, 3 bath home with a desirable split floor plan, offering endless potential for the right buyer. This property includes a dedicated office, ideal for working from home or creating additional flex space. With a functional layout and generous room sizes, this home is a fantastic opportunity for investors or buyers looking to do some minor repairs and finish it to their liking. Whether you’re seeking your next investment project or a home to transform into your dream space, this property offers a solid foundation and flexible design. Conveniently laid out and full of possibility, bring your vision and make it your own!

3. 2026-02-15
   listed $299,000 Active 663-char remark

   Show marketing remark (663 chars)

   Welcome to this spacious 4 bedroom, 3 bath home with a desirable split floor plan, offering endless potential for the right buyer. This property includes a dedicated office, ideal for working from home or creating additional flex space. With a functional layout and generous room sizes, this home is a fantastic opportunity for investors or buyers looking to do some minor repairs and finish it to their liking. Whether you’re seeking your next investment project or a home to transform into your dream space, this property offers a solid foundation and flexible design. Conveniently laid out and full of possibility, bring your vision and make it your own!

4. 2026-02-12
   historical
5. 2026-02-08
   price $304,000
6. 2026-02-08
   price $304,000
7. 2025-11-26
   listed $310,000 New
8. 2022-10-06
   soldstatus $275,000
9. 2022-09-29
   soldstatus $275,000
10. 2022-09-03
    listed $265,000
11. 2018-06-01
    soldstatus $154,950
12. 2018-06-01
    soldstatus $155,000
13. 2018-04-27
    listed $160,000
14. 2001-09-25
    soldstatus $159,500

ⓘ 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: $2,284 · $190/mo
• Projected year-2 tax: $2,650 · $221/mo
• Expected delta: +$366/yr (+$30/mo · 16.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,596
• − Mortgage interest: −$16,132
• − Property taxes: −$2,284
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$8,378
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $4,697/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): 20,203
• Household income: $117,332
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 11.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 18% Two or more races 12% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 94% English-only · Spanish 4% Korean 1% Tagalog/Filipino 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: ▼ -36.77%
• Current HPI: 218.1333
• Rent YoY: —
• 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

+80.6% since first listed

14 events — show timeline

• 2026-04-14 Price Changed $288,000 CGMLS
• 2026-03-22 Price Changed $289,000 CGMLS
• 2026-02-15 Listed $299,000 CGMLS
• 2026-02-12 Listing Removed — GAMLS
• 2026-02-08 Price Changed $304,000 CGMLS
• 2026-02-08 Price Changed $304,000 GAMLS
• 2025-11-26 Listed $310,000 GAMLS
• 2022-10-06 Sold (Public Records) $275,000 Public Records
• 2022-09-29 Sold (MLS) $275,000 CGMLS
• 2022-09-03 Listed $265,000 CGMLS
• 2018-06-01 Sold (Public Records) $155,000 Public Records
• 2018-06-01 Sold (MLS) $154,950 CGMLS
• 2018-04-27 Listed $160,000 CGMLS
• 2001-09-25 Sold (Public Records) $159,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,284 · +3.5% YoY. Source: county tax records.