129 Walnut St · Warner Robins, GA 31005

$145,000

3 bd · 2.0 ba · 1,080 sqft · Other public records · 62 Days on market

Built 1993 0.37 ac lot $134/sqft · 25% below area Est $193k · 25% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot-perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you'd never guess it's a mobile home-it's on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you'll fall in love with its cozy character and stylish finishes. Inside, you'll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities-gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let's talk about that price-just $145,000! Opportunities like this don't come around often. Don't miss your chance to own this little gem!

Key facts

• 0.37 acre lot
• Built 1993
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 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: Rents rising fast (+4.5%/yr); 239 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $22k; list at $145k implies a 559% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.33% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.01%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (median comp): $193,481
• List price: $145,000
• Delta: -25.06%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.53% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.50×
• Total profit: $20,430
• Equity at exit: $21,620

10-year hold

• IRR: 22.4%
• Equity multiple: 3.05×
• Total profit: $83,065
• Equity at exit: $12,537

Cash invested: $40,600 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 239
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $643

Break-even live

Break-even rent $1,108

Max offer price $145,000

Occupancy floor 62%

Sensitivity live

Price	-10% $725	-5% $684	+0% $643	+5% $602	+10% $561
Rent	-10% $491	-5% $567	+0% $643	+5% $719	+10% $795
Rate	-1.0pp $716	-0.5pp $680	base $643	+0.5pp $606	+1.0pp $567

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 1st St Bonaire, GA	3.0	2.0	1080	$1,400	$1.30	21d	1	0.68mi
102 Alton Tucker SR Blvd Bonaire, GA	3.0	2.0	1344	$2,195	$1.63	44d	1	1.40mi

Listing history 24 events

1. 2026-06-19
   days on market $145,000 Active 62 DOM
2. 2026-06-18
   days on market $145,000 Active 61 DOM
3. 2026-06-17
   days on market $145,000 Active 60 DOM
4. 2026-06-16
   days on market $145,000 Active 59 DOM
5. 2026-06-15
   days on market $145,000 Active 58 DOM
6. 2026-06-14
   days on market $145,000 Active 56 DOM
7. 2026-06-13
   statusdays on market $145,000 Active 55 DOM
8. 2026-06-10
   days on market $145,000 Back On Market 53 DOM
9. 2026-06-09
   days on market $145,000 Back On Market 52 DOM
10. 2026-06-09
    status $145,000 Back On Market 51 DOM
11. 2026-05-18
    status Under Contract 932-char remark

    Show marketing remark (932 chars)

    Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot-perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you'd never guess it's a mobile home-it's on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you'll fall in love with its cozy character and stylish finishes. Inside, you'll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities-gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let's talk about that price-just $145,000! Opportunities like this don't come around often. Don't miss your chance to own this little gem!

12. 2026-04-28
    status Back On Market 932-char remark

    Show marketing remark (932 chars)

    Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot-perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you'd never guess it's a mobile home-it's on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you'll fall in love with its cozy character and stylish finishes. Inside, you'll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities-gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let's talk about that price-just $145,000! Opportunities like this don't come around often. Don't miss your chance to own this little gem!

13. 2026-04-22
    status Pending Offer Approval 932-char remark

    Show marketing remark (932 chars)

    Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot-perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you'd never guess it's a mobile home-it's on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you'll fall in love with its cozy character and stylish finishes. Inside, you'll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities-gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let's talk about that price-just $145,000! Opportunities like this don't come around often. Don't miss your chance to own this little gem!

14. 2026-04-17
    status Back On Market 932-char remark

    Show marketing remark (996 chars)

    Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot—perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you’d never guess it’s a mobile home—it’s on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you’ll fall in love with its cozy character and stylish finishes. Inside, you’ll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities—gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let’s talk about that price—just $145,000! Opportunities like this don’t come around often. Don’t miss your chance to own this little gem!

15. 2026-04-17
    status Active 996-char remark

    Show marketing remark (996 chars)

    Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot—perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you’d never guess it’s a mobile home—it’s on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you’ll fall in love with its cozy character and stylish finishes. Inside, you’ll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities—gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let’s talk about that price—just $145,000! Opportunities like this don’t come around often. Don’t miss your chance to own this little gem!

16. 2026-04-14
    status Pending 996-char remark

    Show marketing remark (996 chars)

    Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot—perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you’d never guess it’s a mobile home—it’s on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you’ll fall in love with its cozy character and stylish finishes. Inside, you’ll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities—gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let’s talk about that price—just $145,000! Opportunities like this don’t come around often. Don’t miss your chance to own this little gem!

17. 2026-03-30
    historical Active Under Contract 932-char remark

    Show marketing remark (932 chars)

    Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot-perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you'd never guess it's a mobile home-it's on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you'll fall in love with its cozy character and stylish finishes. Inside, you'll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities-gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let's talk about that price-just $145,000! Opportunities like this don't come around often. Don't miss your chance to own this little gem!

18. 2026-03-21
    listed $145,000 Active 996-char remark

    Show marketing remark (996 chars)

    Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot—perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you’d never guess it’s a mobile home—it’s on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you’ll fall in love with its cozy character and stylish finishes. Inside, you’ll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities—gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let’s talk about that price—just $145,000! Opportunities like this don’t come around often. Don’t miss your chance to own this little gem!

19. 2026-03-11
    listed $145,000 New 932-char remark

    Show marketing remark (932 chars)

    Absolutely adorable and completely renovated 2-bedroom, 2-bath home sitting on a large lot-perfect for anyone dreaming of a garden, outdoor space, or just a little extra breathing room! Super close commute to RAFB, Dining and Shopping! This home has been beautifully updated and is truly move-in ready. In fact, you'd never guess it's a mobile home-it's on a permanent foundation and has all the charm and feel of a traditional home. From the moment you arrive, you'll fall in love with its cozy character and stylish finishes. Inside, you'll find a bright and inviting layout with updated features throughout, making it the perfect space to relax or entertain. Step outside and imagine all the possibilities-gardening, outdoor gatherings, or simply enjoying the peaceful setting. And let's talk about that price-just $145,000! Opportunities like this don't come around often. Don't miss your chance to own this little gem!

20. 2017-05-16
    soldstatus $22,000
21. 2017-04-25
    listed $24,000
22. 2008-04-11
    soldstatus $52,000
23. 2005-07-27
    soldstatus $45,000
24. 2003-04-03
    soldstatus $45,000

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$682/yr (+$57/mo · 104.6%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,065
• − Mortgage interest: −$8,122
• − Property taxes: −$652
• − Insurance: −$725
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$4,218
• Taxable income: $5,657
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $6,362/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

• County: Houston County · 157,321 people
• City population: 92,102
• Metro: Warner Robins, GA
• Population (ZIP): 22,063
• Household income: $110,461
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 212.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 11% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Salvadoran 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -43.85%
• Current HPI: 213.0605
• Rent YoY: ▲ 4.53%
• 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

+222.2% since first listed

14 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-04-28 Relisted — GAMLS
• 2026-04-22 Pending — GAMLS
• 2026-04-17 Relisted — GAMLS
• 2026-04-17 Relisted — CGMLS
• 2026-04-14 Pending — CGMLS
• 2026-03-30 Contingent — GAMLS
• 2026-03-21 Listed $145,000 CGMLS
• 2026-03-11 Listed $145,000 GAMLS
• 2017-05-16 Sold (MLS) $22,000 CGMLS
• 2017-04-25 Listed $24,000 CGMLS
• 2008-04-11 Sold (Public Records) $52,000 Public Records
• 2005-07-27 Sold (Public Records) $45,000 Public Records
• 2003-04-03 Sold (Public Records) $45,000 Public Records

Property tax history

+6.2%/yr

Latest (2023): $652 · -1.0% YoY. Source: county tax records.