103 Virginia Dare Dr · Warner Robins, GA 31088

$215,000

None bd · 2.0 ba · 1,488 sqft · MultiFamily public records · 259 Days on market

Built 1960 0.41 ac lot $144/sqft · 75% above area

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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 +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Completely updated 2 bedroom 1 bath duplex.

Key facts

• 0.41 acre lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive. Per door: $323/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: C. B. Watson Primary School (557 students, 84% FRL); Huntington Middle School (math 23% / reading 32%, grade F, #268 of 470 statewide, top 57%, 827 students, 84% FRL); Warner Robins High School (math 7% / reading 21%, grade F, #322 of 424 statewide, top 76%, 1,816 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 (+1.7%/yr); 295 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 35% of the median local income ($83k/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 259 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 19445% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.88%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $122,607
• List price: $215,000
• Delta: 75.36%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1093 Booth Rd	0.39mi	—/—	1,308 (-12%)	11mo	$72,000	$55	53

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $3,026
• Equity at exit: $32,057

10-year hold

• IRR: 9.7%
• Equity multiple: 1.71×
• Total profit: $42,467
• Equity at exit: $18,589

Cash invested: $60,200 (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: 295
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $646

Break-even live

Break-even rent $1,601

Max offer price $215,000

Occupancy floor 68%

Sensitivity live

Price	-10% $768	-5% $707	+0% $646	+5% $585	+10% $525
Rent	-10% $455	-5% $551	+0% $646	+5% $742	+10% $837
Rate	-1.0pp $755	-0.5pp $701	base $646	+0.5pp $591	+1.0pp $534

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,418
Total (2 units)			$2,419

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Corinth St Warner Robins, GA	3.0	1.0	1200	$1,400	$1.17	45d	1	0.39mi
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	45d	1	0.59mi
611 Links View Dr Bonaire, GA	3.0	2.0	1696	$1,900	$1.12	22d	1	1.02mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	45d	1	1.20mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	22d	1	1.20mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,208	$1.06	15d	15	1.39mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	45d	1	1.41mi

Listing history 33 events

1. 2026-06-21
   days on market $215,000 Active 259 DOM
2. 2026-06-19
   days on market $215,000 Active 257 DOM
3. 2026-06-18
   days on market $215,000 Active 256 DOM
4. 2026-06-17
   days on market $215,000 Active 255 DOM
5. 2026-06-16
   days on market $215,000 Active 254 DOM
6. 2026-06-15
   days on market $215,000 Active 253 DOM
7. 2026-06-14
   days on market $215,000 Active 251 DOM
8. 2026-06-13
   days on market $215,000 Active 250 DOM
9. 2026-06-10
   days on market $215,000 Active 248 DOM
10. 2026-06-09
    days on market $215,000 Active 247 DOM
11. 2026-06-08
    days on market $215,000 Active 246 DOM
12. 2026-06-07
    days on market $215,000 Active 245 DOM
13. 2026-06-05
    days on market $215,000 Active 242 DOM
14. 2026-06-03
    days on market $215,000 Active 241 DOM
15. 2026-06-02
    days on market $215,000 Active 240 DOM
16. 2026-06-01
    days on market $215,000 Active 239 DOM
17. 2026-05-31
    days on market $215,000 Active 238 DOM
18. 2026-05-30
    days on market $215,000 Active 237 DOM
19. 2026-02-09
    historical $1,100
20. 2025-10-22
    listed $1,100
21. 2025-10-05
    listed $215,000 Active 43-char remark

    Show marketing remark (43 chars)

    Completely updated 2 bedroom 1 bath duplex.

22. 2024-12-24
    historical $1,100
23. 2024-12-05
    listed $1,100
24. 2024-07-31
    historical $1,100
25. 2024-07-25
    listed $1,100
26. 2024-05-18
    historical $1,100
27. 2024-02-07
    listed $1,100
28. 2023-03-21
    soldstatus $205,000
29. 2022-06-28
    soldstatus $276,000 529-char remark

    Show marketing remark (529 chars)

    3 Duplexes, All units are 2 Bedrooms 1 Bath, 744 square feet. The duplexes are 100 % occupied with long time tenants. No city property taxes. Gross rent is $28,000 per year Duplexes are located off Russell Parkway close to RAFB, Anchor Glass, Walmart, Zaxby's and many other businesses. Units have gas furnaces. Roof on 103 & 105 was replaced 5 years ago and roof on 107 was replaced about 8 years ago. Tenants are responsible for all utilities, appliances and A/C units. Units have gas furnaces. Call BOE for school zones.

30. 2022-02-15
    listed $281,250 529-char remark

    Show marketing remark (529 chars)

    3 Duplexes, All units are 2 Bedrooms 1 Bath, 744 square feet. The duplexes are 100 % occupied with long time tenants. No city property taxes. Gross rent is $28,000 per year Duplexes are located off Russell Parkway close to RAFB, Anchor Glass, Walmart, Zaxby's and many other businesses. Units have gas furnaces. Roof on 103 & 105 was replaced 5 years ago and roof on 107 was replaced about 8 years ago. Tenants are responsible for all utilities, appliances and A/C units. Units have gas furnaces. Call BOE for school zones.

31. 2005-08-19
    soldstatus $45,000
32. 2004-02-26
    soldstatus $40,000
33. 1995-07-21
    soldstatus $31,250

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$1,406/yr (+$117/mo · 245.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 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: $29,028
• − Mortgage interest: −$12,043
• − Property taxes: −$572
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$6,255
• Taxable income: $4,438
• Est. tax owed @ 24.0%: −$1,065
• After-tax cash flow: $6,690/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): 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

-96.5% since first listed

15 events — show timeline

• 2026-02-09 Rental Removed $1,100 CGMLS
• 2025-10-22 Listed for Rent $1,100 CGMLS
• 2025-10-05 Listed $215,000 CGMLS
• 2024-12-24 Rental Removed $1,100 CGMLS
• 2024-12-05 Listed for Rent $1,100 CGMLS
• 2024-07-31 Rental Removed $1,100 CGMLS
• 2024-07-25 Listed for Rent $1,100 CGMLS
• 2024-05-18 Rental Removed $1,100 CGMLS
• 2024-02-07 Listed for Rent $1,100 CGMLS
• 2023-03-21 Sold (Public Records) $205,000 Public Records
• 2022-06-28 Sold (MLS) $276,000 CGMLS
• 2022-02-15 Listed $281,250 CGMLS
• 2005-08-19 Sold (Public Records) $45,000 Public Records
• 2004-02-26 Sold (Public Records) $40,000 Public Records
• 1995-07-21 Sold (Public Records) $31,250 Public Records

Property tax history

+2.3%/yr

Latest (2025): $572 · +11.8% YoY. Source: county tax records.