209 Knodishall Dr · Warner Robins, GA 31099

$112,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 157 Days on market

Built 1959 0.38 ac lot $117/sqft · at area comps Est $115k · 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 +24.4/30.0
• ARV discount +8.5/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

Key facts

• Newly tiled bathroom
• New water heater
• New roof

Tags

• NEW ROOF
• NEW WATER HEATER
• REFINISHED HARDWOOD FLOORS
• NEWLY TILED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 1 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).

Forward outlook

• In year one you build about $4k of equity ($778 loan paydown + $3k appreciation (3.0% local appreciation)).
• Houston County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $112k implies a 290% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $99,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $115,004
• List price: $112,500
• Delta: -2.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Knodishall Dr	0.00mi	2/2.0	960 (0%)	0mo	$80,000	$83	96
108 Madison Ave	0.32mi	3/1.0 (+1)	987 (+3%)	0mo	$129,000	$131	75
123 Fisher St	0.28mi	3/1.0 (+1)	1,050 (+9%)	11mo	$128,000	$122	57
310 Westcliff Center St	0.62mi	3/1.0 (+1)	1,046 (+9%)	11mo	$110,000	$105	42

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: 15.6%
• Equity multiple: 1.89×
• Total profit: $28,107
• Equity at exit: $50,585

10-year hold

• IRR: 17.3%
• Equity multiple: 3.53×
• Total profit: $79,577
• Equity at exit: $77,957

Cash invested: $31,500 (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 31099

• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$590
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $229

Break-even live

Break-even rent $874

Max offer price $112,500

Occupancy floor 75%

Sensitivity live

Price	-10% $293	-5% $261	+0% $229	+5% $197	+10% $165
Rent	-10% $137	-5% $183	+0% $229	+5% $275	+10% $321
Rate	-1.0pp $286	-0.5pp $258	base $229	+0.5pp $200	+1.0pp $170

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Holt Ave Unit 5 Warner Robins, GA	2.0	1.0	600	$750	$1.25	44d	1	0.46mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	44d	1	0.69mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	44d	1	0.76mi
101 Woodcrest Cir Warner Robins, GA	1.0	1.0	450	$875	$1.94	14d	5	0.79mi
100 Robins West Pkwy Warner Robins, GA	1.0–2.0	1.0–2.0	982	$1,347	$1.37	14d	7	0.98mi
108 Pershing Place Ct Warner Robins, GA	2.0	2.0	1120	$1,300	$1.16	44d	1	1.09mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,149	$1.05	44d	1	1.14mi
1205 Leverett Rd Warner Robins, GA	2.0	2.0	1055	$1,125	$1.07	21d	1	1.18mi
724 N Houston Rd Warner Robins, GA	1.0	1.0	680	$765	$1.12	44d	1	1.27mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	21d	1	1.32mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	44d	1	1.32mi
105 Arnold St Centerville, GA	2.0	1.5	1122	$1,295	$1.15	14d	1	1.38mi
1103 Corder Rd Warner Robins, GA	1.0–2.0	1.0	840	$1,275	$1.52	21d	3	1.46mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $112,500 Pending 157 DOM
2. 2026-05-31
   days on market $112,500 Active Under Contract 175 DOM
3. 2026-05-30
   days on market $112,500 Active Under Contract 174 DOM
4. 2026-05-13
   status Active 297-char remark

   Show marketing remark (297 chars)

   Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

5. 2026-05-07
   status Pending 297-char remark

   Show marketing remark (297 chars)

   Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

6. 2026-04-28
   status Active 297-char remark

   Show marketing remark (297 chars)

   Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

7. 2026-04-28
   price $112,500 297-char remark

   Show marketing remark (297 chars)

   Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

8. 2026-04-09
   status Pending 297-char remark

   Show marketing remark (297 chars)

   Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

9. 2026-02-10
   price $110,000 297-char remark

   Show marketing remark (297 chars)

   Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

10. 2026-01-23
    status Active 297-char remark

    Show marketing remark (297 chars)

    Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

11. 2026-01-19
    status Pending 297-char remark

    Show marketing remark (297 chars)

    Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

12. 2025-11-08
    listed $119,900 Active 297-char remark

    Show marketing remark (297 chars)

    Totally adorable updated home in the heart of Warner Robins BUT NO CITY TAX! Would make a great addition to your investment portfolio! New roof, new water heater, refinished hardwood floors, and freshly painted inside. Newly tiled bathroom. Just add your finishing touches! CASH ONLY SOLD AS IS.

13. 1993-10-29
    soldstatus $28,849

ⓘ 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: $642 · $53/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$393/yr (+$33/mo · 61.2%)

ⓘ 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 68% 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: $13,966
• − Mortgage interest: −$6,302
• − Property taxes: −$642
• − Insurance: −$562
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$3,273
• Taxable income: $952
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,520/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+290.0% since first listed

10 events — show timeline

• 2026-05-13 Relisted — CGMLS
• 2026-05-07 Pending — CGMLS
• 2026-04-28 Relisted — CGMLS
• 2026-04-28 Price Changed $112,500 CGMLS
• 2026-04-09 Pending — CGMLS
• 2026-02-10 Price Changed $110,000 CGMLS
• 2026-01-23 Relisted — CGMLS
• 2026-01-19 Pending — CGMLS
• 2025-11-08 Listed $119,900 CGMLS
• 1993-10-29 Sold (Public Records) $28,849 Public Records

Property tax history

+2.7%/yr

Latest (2024): $642 · +4.8% YoY. Source: county tax records.