106 Galahad Dr · Warner Robins, GA 31093

$195,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 18 Days on market

Built 1970 0.27 ac lot Est $194k · at est.

---

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).

• Cash flow +14.6/30.0
• ARV discount +7.3/15.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-built and thoughtfully remodeled 1970s home featuring 3 bedrooms and 2 full bathrooms. The home includes two spacious living areas, providing plenty of room for entertaining, relaxing, or creating a flexible home office/playroom setup. The open kitchen and dining area create a warm and inviting flow ideal for everyday living and gatherings. Step outside to a spacious fenced backyard with the perfect setup for entertaining, outdoor activities, pets, or gardening. Major updates include a new HVAC system, newer roof, and newer water heater for added peace of mind. Conveniently located in Houston County, this move-in ready home is one you do not want to miss! Call today for your showing!

Key facts

• Newer roof
• Newer water heater
• Fenced backyard

Tags

• SPACIOUS LIVING AREAS
• OPEN KITCHEN AND DINING AREA
• FENCED BACKYARD
• NEW HVAC SYSTEM
• NEWER ROOF
• NEWER WATER HEATER

Property features AI

Finance

• Other: Lot size approximately 0.27 acres (level); Living area reported as 1,408 square feet
• HOA & community: No association; No association fees

Exterior

• Parking: Garage; Kitchen-level parking access
• Utilities: Public water; Public sewer; Sewer available and connected; Underground utilities; Water available
• Home design: Single family residence (house); Built in 1970; Facing direction not specified
• Construction: Brick construction; Composition roof; Built in 1970
• Exterior features: Level lot; Fenced yard; Composition roof; Brick construction; Other detached structures

Interior

• Kitchen: Pantry; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One-level home; Updated/remodeled condition; Family room
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $48 ($577/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 $157k (19.7% below list).
• Recommended offer: $157k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Parkwood Elementary School (math 21% / reading 18%, grade F, #878 of 1,228 statewide, top 75%, 671 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 21% at this address vs 44% district-wide (-24 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); 166 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 41% 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

• It's been on market 18 days — a 2% lower offer ($192k) 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.
• Current owner paid $81k; list at $195k implies a 141% 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 $156,574 (19.7% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $194,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Pellimore Dr	0.10mi	3/2.0	1,336 (-5%)	1mo	$185,000	$138	86
104 Fox Meadow Ct	0.26mi	3/2.0	1,428 (+1%)	4mo	$199,000	$139	82
214 Camelot Pl	0.25mi	3/2.0	1,358 (-4%)	3mo	$157,000	$116	80
414 Forest Lake Dr	0.36mi	3/2.0	1,542 (+10%)	3mo	$210,000	$136	65
115 Wray St	0.64mi	3/2.0	1,427 (+1%)	4mo	$235,000	$165	64
410 Gawin Dr Dr	0.47mi	3/2.0	1,541 (+9%)	0mo	$188,000	$122	62
105 Eagles Rdg	0.31mi	2/2.0 (-1)	1,224 (-13%)	1mo	$193,000	$158	58
305 Norman Ln	0.43mi	3/2.0	1,233 (-12%)	2mo	$165,000	$134	57
302 Kensington Cir	0.48mi	3/2.0	1,219 (-13%)	3mo	$169,000	$139	52
116 Kensington Cir	0.52mi	3/2.0	1,218 (-14%)	1mo	$179,000	$147	52
303 Woodhaven Rd	0.62mi	3/2.0	1,584 (+12%)	1mo	$218,000	$138	50
112 Haag Dr	0.67mi	3/2.0	1,571 (+12%)	5mo	$147,000	$94	46

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-28,957
• Equity at exit: $29,075

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-22,986
• Equity at exit: $16,860

Cash invested: $54,600 (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 31093

• Rents YoY: 2.8%
• Active inventory: 166
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $48

Break-even live

Break-even rent $1,505

Max offer price $195,000

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $103	+0% $48	+5% $-7	+10% $-62
Rent	-10% $-76	-5% $-14	+0% $48	+5% $110	+10% $172
Rate	-1.0pp $146	-0.5pp $98	base $48	+0.5pp $-2	+1.0pp $-54

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Scarborough Rd Centerville, GA	3.0	2.0	1471	$1,400	$0.95	22d	1	0.63mi
104 Woodcarver Trl Warner Robins, GA	3.0	2.0	1300	$1,600	$1.23	15d	1	0.72mi
208 Wray St Warner Robins, GA	3.0	2.0	1509	$1,700	$1.13	15d	1	0.75mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	45d	1	0.76mi
501 Pinecrest Dr Warner Robins, GA	4.0	2.0	1818	$2,100	$1.16	45d	1	0.76mi
203 Lumpkin Dr Warner Robins, GA	3.0	3.0	1700	$2,200	$1.29	45d	1	0.79mi
111 Hawthorne Rd Warner Robins, GA	3.0	2.0	1551	$1,500	$0.97	45d	1	0.83mi
142 Hughes Dr Warner Robins, GA	3.0	2.0	1503	$1,745	$1.16	15d	1	0.92mi
126 Hughes Dr Warner Robins, GA	3.0	2.0	1508	$1,845	$1.22	45d	1	0.96mi
108 Stonefield Ct Warner Robins, GA	3.0	2.0	1483	$1,475	$0.99	45d	1	0.98mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	22d	1	1.07mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	45d	1	1.07mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	45d	1	1.09mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	45d	1	1.11mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	22d	1	1.11mi
700 Fieldstone Rd Warner Robins, GA	3.0	2.0	1339	$1,625	$1.21	45d	1	1.13mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,225	$1.30	15d	10	1.13mi
122 Briarwood Dr Warner Robins, GA	4.0	2.0	1218	$1,195	$0.98	22d	1	1.16mi
124 Briarwood Dr Warner Robins, GA	3.0	2.0	1134	$1,500	$1.32	45d	1	1.16mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	45d	1	1.24mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	15d	23	1.27mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	22d	1	1.32mi
103 Abney Ct Centerville, GA	3.0	2.0	1500	$1,800	$1.20	22d	1	1.37mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	22d	1	1.41mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	45d	1	1.41mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	15d	29	1.45mi
213 Webb St Warner Robins, GA	3.0	2.0	1152	$1,600	$1.39	22d	1	1.50mi

Listing history 12 events

1. 2026-06-08
   status $195,000 Under Contract 18 DOM

   Show marketing remark (697 chars)

   Well-built and thoughtfully remodeled 1970s home featuring 3 bedrooms and 2 full bathrooms. The home includes two spacious living areas, providing plenty of room for entertaining, relaxing, or creating a flexible home office/playroom setup. The open kitchen and dining area create a warm and inviting flow ideal for everyday living and gatherings. Step outside to a spacious fenced backyard with the perfect setup for entertaining, outdoor activities, pets, or gardening. Major updates include a new HVAC system, newer roof, and newer water heater for added peace of mind. Conveniently located in Houston County, this move-in ready home is one you do not want to miss! Call today for your showing!

2. 2026-06-07
   days on market $195,000 Active 18 DOM
3. 2026-06-05
   days on market $195,000 Active 15 DOM
4. 2026-06-03
   statusdays on market $195,000 Active 14 DOM
5. 2026-06-02
   days on market $195,000 New 13 DOM
6. 2026-06-01
   days on market $195,000 New 12 DOM
7. 2026-05-31
   days on market $195,000 New 11 DOM
8. 2026-05-30
   days on market $195,000 New 10 DOM
9. 2026-05-20
   listed $195,000 Active 697-char remark

   Show marketing remark (697 chars)

   Well-built and thoughtfully remodeled 1970s home featuring 3 bedrooms and 2 full bathrooms. The home includes two spacious living areas, providing plenty of room for entertaining, relaxing, or creating a flexible home office/playroom setup. The open kitchen and dining area create a warm and inviting flow ideal for everyday living and gatherings. Step outside to a spacious fenced backyard with the perfect setup for entertaining, outdoor activities, pets, or gardening. Major updates include a new HVAC system, newer roof, and newer water heater for added peace of mind. Conveniently located in Houston County, this move-in ready home is one you do not want to miss! Call today for your showing!

10. 2026-05-20
    listed $195,000 New

    Show marketing remark (697 chars)

    Well-built and thoughtfully remodeled 1970s home featuring 3 bedrooms and 2 full bathrooms. The home includes two spacious living areas, providing plenty of room for entertaining, relaxing, or creating a flexible home office/playroom setup. The open kitchen and dining area create a warm and inviting flow ideal for everyday living and gatherings. Step outside to a spacious fenced backyard with the perfect setup for entertaining, outdoor activities, pets, or gardening. Major updates include a new HVAC system, newer roof, and newer water heater for added peace of mind. Conveniently located in Houston County, this move-in ready home is one you do not want to miss! Call today for your showing!

11. 2003-03-28
    soldstatus $81,000
12. 2000-08-24
    soldstatus $76,000

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$774/yr (+$64/mo · 75.8%)

ⓘ 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 ≥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: $18,789
• − Mortgage interest: −$10,923
• − Property taxes: −$1,020
• − Insurance: −$975
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$5,673
• Taxable loss: −$2,808
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $1,251/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

+156.6% since first listed

6 events — show timeline

• 2026-06-08 Pending — CGMLS
• 2026-06-08 Pending — GAMLS
• 2026-05-20 Listed $195,000 GAMLS
• 2026-05-20 Listed $195,000 CGMLS
• 2003-03-28 Sold (Public Records) $81,000 Public Records
• 2000-08-24 Sold (Public Records) $76,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,020 · +7.7% YoY. Source: county tax records.