1012 Briarcliff Rd · Warner Robins, GA 31088

$217,900

3 bd · 3.0 ba · 1,876 sqft · SingleFamily public records · 85 Days on market

Built 1974 0.60 ac lot $116/sqft · 57% above area Est $234k · 7% under ↓ 8% since listing

---

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).

• ARV discount +10.6/15.0
• Cash flow +9.3/30.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

!! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you're looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat -- complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There's also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life!

Key facts

• Flex space
• Kitchenette area
• Finished basement

Tags

• FINISHED BASEMENT
• FLEX SPACE
• KITCHENETTE AREA
• BACKYARD RETREAT
• POOL
• DECK SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (29.5% below list).
• Recommended offer: $154k (29.5% below list) — sets the bar for 1% rule.

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 (+1.7%/yr); 286 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 85 days — a 6% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,530 (29.5% 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. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 11.8

CMA / ARV

• ARV (median comp): $234,268
• List price: $217,900
• Delta: -6.99%
• 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
314 Forest Hill Dr	0.48mi	3/2.0	1,868 (-0%)	0mo	$210,000	$112	72
625 Todd Cir	0.59mi	3/2.0	1,876 (0%)	1mo	$250,000	$133	68
112 Early	0.36mi	3/2.0	1,700 (-9%)	2mo	$304,900	$179	62
413 Tracy Ter	0.68mi	4/2.5 (+1)	1,831 (-2%)	1mo	$181,000	$99	56
120 Bramblewood Ln	0.38mi	4/2.0 (+1)	1,756 (-6%)	8mo	$295,339	$168	56
106 Early Dr	0.35mi	3/2.0	1,618 (-14%)	1mo	$275,000	$170	56
202 Forest Hill Dr	0.28mi	3/2.0	1,600 (-15%)	4mo	$164,000	$103	55
104 Early Dr	0.39mi	3/2.0	1,619 (-14%)	1mo	$296,920	$183	54
503 Todd Cir	0.62mi	4/2.0 (+1)	1,919 (+2%)	5mo	$220,000	$115	54
100 Early Dr	0.35mi	3/2.0	1,600 (-15%)	3mo	$289,900	$181	53
104 Oak Forest Ct	0.61mi	4/2.0 (+1)	1,794 (-4%)	5mo	$230,000	$128	51
515 Kimberly Rd	0.42mi	4/2.5 (+1)	2,144 (+14%)	2mo	$236,600	$110	48

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: -22.9%
• Equity multiple: 0.22×
• Total profit: $-47,567
• Equity at exit: $32,490

10-year hold

• IRR: -20.9%
• Equity multiple: -0.03×
• Total profit: $-62,857
• Equity at exit: $18,840

Cash invested: $61,012 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-160

Break-even live

Break-even rent $1,737

Max offer price $189,689

Occupancy floor —

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: $54,475
• Closing costs: $6,537
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	43d	1	0.47mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	21d	1	0.47mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	43d	1	0.81mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	0.86mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	43d	1	0.86mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	43d	1	0.91mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	43d	1	0.93mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	13d	1	1.30mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	1.32mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	13d	15	1.32mi
201 Sherman St Warner Robins, GA	3.0	2.0	2000	$1,650	$0.82	13d	1	1.34mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	43d	1	1.37mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	21d	1	1.37mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	43d	1	1.39mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	43d	1	1.41mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	21d	1	1.41mi
106 Edna Pl Warner Robins, GA	4.0	3.0	1922	$1,850	$0.96	43d	1	1.44mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	13d	1	1.45mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	21d	1	1.45mi

Listing history 9 events

1. 2026-04-11
   price $217,000 1326-char remark

   Show marketing remark (1585 chars)

   !! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you’re looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat — complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There’s also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life! * * Certain images may include virtual staging or AI-generated enhancements to illustrate potential use of space or improvements. These images are for marketing purposes only and may not reflect the current condition of the property. * *

2. 2026-04-11
   price $217,000 1585-char remark

   Show marketing remark (1585 chars)

   !! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you’re looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat — complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There’s also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life! * * Certain images may include virtual staging or AI-generated enhancements to illustrate potential use of space or improvements. These images are for marketing purposes only and may not reflect the current condition of the property. * *

3. 2026-04-11
   price $217,900

   Show marketing remark (1585 chars)

   !! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you’re looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat — complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There’s also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life! * * Certain images may include virtual staging or AI-generated enhancements to illustrate potential use of space or improvements. These images are for marketing purposes only and may not reflect the current condition of the property. * *

4. 2026-03-16
   price $224,900 1326-char remark

   Show marketing remark (1585 chars)

   !! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you’re looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat — complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There’s also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life! * * Certain images may include virtual staging or AI-generated enhancements to illustrate potential use of space or improvements. These images are for marketing purposes only and may not reflect the current condition of the property. * *

5. 2026-03-16
   price $224,900

   Show marketing remark (1585 chars)

   !! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you’re looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat — complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There’s also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life! * * Certain images may include virtual staging or AI-generated enhancements to illustrate potential use of space or improvements. These images are for marketing purposes only and may not reflect the current condition of the property. * *

6. 2026-03-16
   price $224,900 1585-char remark

   Show marketing remark (1585 chars)

   !! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you’re looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat — complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There’s also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life! * * Certain images may include virtual staging or AI-generated enhancements to illustrate potential use of space or improvements. These images are for marketing purposes only and may not reflect the current condition of the property. * *

7. 2026-02-26
   listed $234,900 New

   Show marketing remark (1585 chars)

   !! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you’re looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat — complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There’s also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life! * * Certain images may include virtual staging or AI-generated enhancements to illustrate potential use of space or improvements. These images are for marketing purposes only and may not reflect the current condition of the property. * *

8. 2026-02-26
   listed $234,900 Active 1326-char remark

   Show marketing remark (1585 chars)

   !! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you’re looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat — complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There’s also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life! * * Certain images may include virtual staging or AI-generated enhancements to illustrate potential use of space or improvements. These images are for marketing purposes only and may not reflect the current condition of the property. * *

9. 2026-02-26
   listed $234,900 Active 1585-char remark

   Show marketing remark (1585 chars)

   !! Price Improvement !! Attention Investors & Home Buyers with a Vision! This brick vintage beauty offers over 3,000 square feet of finished space (including the basement) and is packed with potential! Whether you’re looking for a spacious primary residence, multi-generational living setup, or a possible Airbnb opportunity, this property gives you room to dream big. The main level features 3 bedrooms, 2 full baths, multiple living spaces, and a cozy fireplace with gas logs. Downstairs, the finished basement expands the possibilities with a flex space, full bath, kitchenette area, and room that could easily become a game room, guest suite, or entertainment zone. Hot tub included! Step outside to your own backyard retreat — complete with a pool, deck space for entertaining, and plenty of room to create the ultimate outdoor hangout. There’s also a 2-car garage and a wired storage building with a roll-up door for added convenience. Located just minutes from the hospital and nearby amenities, this home could be an ideal short-term rental opportunity or a spacious home with income-producing potential. With the right vision, this property could truly shine. If you see possibilities where others see projects, this one is ready for its next chapter. Schedule your showing today and bring your vision to life! * * Certain images may include virtual staging or AI-generated enhancements to illustrate potential use of space or improvements. These images are for marketing purposes only and may not reflect the current condition of the property. * *

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $2,005 · $167/mo
• Expected delta: +$336/yr (+$28/mo · 20.1%)

ⓘ 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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,424
• − Mortgage interest: −$12,206
• − Property taxes: −$1,669
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$6,339
• Taxable loss: −$5,828
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $-518/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

-7.6% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $217,000 MGMLS
• 2026-04-11 Price Changed $217,000 CGMLS
• 2026-04-11 Price Changed $217,900 GAMLS
• 2026-03-16 Price Changed $224,900 MGMLS
• 2026-03-16 Price Changed $224,900 GAMLS
• 2026-03-16 Price Changed $224,900 CGMLS
• 2026-02-26 Listed $234,900 CGMLS
• 2026-02-26 Listed $234,900 MGMLS
• 2026-02-26 Listed $234,900 GAMLS

Property tax history

+3.5%/yr

Latest (2025): $1,669 · +6.4% YoY. Source: county tax records.