112 Willis Creek Rd · Warner Robins, GA 31088

$212,000

3 bd · 2.0 ba · 1,331 sqft · SingleFamily public records · 13 Days on market

Built 2000 0.70 ac lot Est $204k · at est.

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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).

• Cash flow +13.3/30.0
• ARV discount +5.7/15.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as can be! Great location and quiet neighborhood. Large living room with laminate floors, 3 bedrooms, 2 baths. Sold AS IS. Buyer has 7 day inspection period upon receiving ratified contract. Buyer is responsible for own title insurance. Seller will not make any repairs based on buyers inspections.

Key facts

• Recent updates
• New light fixtures
• Prime location

Tags

• PRIME LOCATION
• RECENT UPDATES
• NEW ROOF
• NEW INTERIOR CEILINGS
• NEW LIGHT FIXTURES

Property features AI

Finance

• Other: No pool
• Financial info: Financial details not provided
• HOA & community: Subdivision: Willis Creek

Exterior

• Parking: Detached garage (1 covered garage space, 1 total parking space)
• Security: Security information not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding and brick exterior; Slab foundation; Built details not provided
• Exterior features: Privacy fencing; Lot about 0.7 acre

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator; Range
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Fireplace
• Laundry & utility: Laundry information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $-1 ($-13/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (20.9% below list).
• Recommended offer: $168k (20.9% 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: Shirley Hills Elementary School (math 44% / reading 52%, grade D, #289 of 1,228 statewide, top 24%, 545 students, 84% FRL); Warner Robins Middle School (math 25% / reading 37%, grade F, #237 of 470 statewide, top 51%, 813 students, 84% FRL) — zoned schools average 84% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 286 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $85k; list at $212k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,759 (20.9% 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. 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: 0.79% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $203,643
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Willis Creek Rd	0.04mi	3/2.0	1,320 (-1%)	16mo	$205,000	$155	83
205 Willis Creek Rd Rd	0.21mi	3/2.0	1,357 (+2%)	12mo	$199,000	$147	77
103 Meadow Ct	0.41mi	3/2.0	1,338 (+0%)	4mo	$210,000	$157	77
224 Willis Creek Dr	0.34mi	3/2.0	1,385 (+4%)	15mo	$212,000	$153	65
111 Chadwyck Ln	0.69mi	3/2.0	1,259 (-5%)	1mo	$180,000	$143	58
209 Bryson Way	0.74mi	3/2.0	1,370 (+3%)	4mo	$215,000	$157	57
213 Kentshire Ln	0.74mi	3/2.0	1,332 (+0%)	12mo	$195,000	$146	56
107 Buckskin Dr	0.51mi	3/2.0	1,455 (+9%)	9mo	$195,000	$134	53
1027 Feagin Mill Rd	0.56mi	3/2.0	1,414 (+6%)	14mo	$182,000	$129	52
306 Bryson Way	0.73mi	3/2.0	1,374 (+3%)	11mo	$223,000	$162	51
210 Kentshire Dr	0.72mi	3/2.0	1,199 (-10%)	13mo	$162,500	$136	39
206 Rigby Ct	0.72mi	3/2.0	1,527 (+15%)	14mo	$250,000	$164	30

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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-36,700
• Equity at exit: $31,610

10-year hold

• IRR: -12.4%
• Equity multiple: 0.31×
• Total profit: $-41,144
• Equity at exit: $18,330

Cash invested: $59,360 (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 31088

• Rents YoY: 1.7%
• Active inventory: 286
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-1

Break-even live

Break-even rent $1,679

Max offer price $211,803

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	13d	11	0.54mi
108 Crossfield Dr Warner Robins, GA	3.0	2.0	1548	$1,795	$1.16	20d	1	0.66mi
203 Bryson Way Warner Robins, GA	3.0	2.0	1858	$1,850	$1.00	43d	1	0.72mi
615 Cedarwood Dr Unit 611 Bonaire, GA	3.0	1.0	902	$1,095	$1.21	20d	1	0.73mi
120 Chadwyck Cir Bonaire, GA	3.0	2.0	1266	$1,650	$1.30	20d	1	0.80mi
614 Cedarwood Dr Bonaire, GA	3.0	1.0	902	$925	$1.03	20d	1	0.80mi
627 Maplewood Dr Bonaire, GA	3.0	2.0	1080	$975	$0.90	20d	1	0.81mi
642 Maplewood Dr Bonaire, GA	3.0	2.0	1100	$1,400	$1.27	43d	1	0.82mi
104 Melissa Ln Warner Robins, GA	3.0	2.0	1372	$1,675	$1.22	44d	1	0.85mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	13d	23	0.85mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	20d	1	0.93mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	43d	1	0.93mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	43d	1	0.95mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	13d	1	0.98mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	43d	1	0.98mi
210 Strawbridge Ln Bonaire, GA	3.0	2.0	1214	$1,600	$1.32	20d	1	1.02mi
101 Webster Way Warner Robins, GA	3.0	2.0	1320	$1,650	$1.25	43d	1	1.03mi
102 Duxbury Ct Bonaire, GA	3.0	2.0	1725	$1,975	$1.14	20d	1	1.05mi
406 Haverhill Cir Warner Robins, GA	3.0	2.0	1279	$1,550	$1.21	43d	1	1.05mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	20d	1	1.06mi
116 Webster Way Warner Robins, GA	2.0	2.0	1320	$1,650	$1.25	43d	1	1.08mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	13d	1	1.16mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	20d	1	1.16mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	13d	1	1.27mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	20d	1	1.27mi
113 Gray Fox Xing Bonaire, GA	4.0	2.0	1717	$2,200	$1.28	20d	1	1.31mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	13d	34	1.33mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	43d	1	1.38mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	20d	1	1.38mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	43d	1	1.49mi

Listing history 12 events

1. 2026-06-19
   days on market $212,000 Active 13 DOM
2. 2026-06-18
   days on market $212,000 Active 12 DOM
3. 2026-06-17
   days on market $212,000 Active 11 DOM
4. 2026-06-16
   days on market $212,000 Active 10 DOM
5. 2026-06-15
   days on market $212,000 Active 9 DOM
6. 2026-06-14
   days on market $212,000 Active 7 DOM
7. 2026-06-13
   days on market $212,000 Active 6 DOM
8. 2026-06-10
   days on market $212,000 Active 4 DOM
9. 2026-06-09
   days on market $212,000 Active 3 DOM
10. 2026-06-08
    days on market $212,000 Active 2 DOM
11. 2026-06-07
    remarks 286-char remark
12. 2026-06-07
    listed $212,000 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: $1,516 · $126/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$434/yr (+$36/mo · 28.7%)

ⓘ 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 6/10 Major 6 d/yr ≥108°F today · 15 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: $20,131
• − Mortgage interest: −$11,875
• − Property taxes: −$1,516
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$6,167
• Taxable loss: −$3,708
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $877/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): 58,585
• Household income: $83,082
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1668.0

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 0.63)
• Race & ethnicity: White 51% Black 32% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 2%

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: ▼ -135.75%
• Current HPI: 219.8261
• Rent YoY: ▲ 1.67%
• 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

+135.8% since first listed

5 events — show timeline

• 2026-06-06 Listed $212,000 CGMLS
• 2018-04-11 Sold (MLS) $85,000 CGMLS
• 2018-03-07 Listed $85,000 CGMLS
• 2010-03-10 Sold (Public Records) $109,000 Public Records
• 2000-12-08 Sold (Public Records) $89,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,516 · +12.3% YoY. Source: county tax records.