96 Ravenwood Way · Warner Robins, GA 31093

$167,000

3 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 33 Days on market

Built 1962 7,405 sqft lot Est $145k · 15% over ↓ 3% since listing

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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 +15.2/30.0
• DSCR +4.6/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully updated and move-in ready! Major improvements are already done, including a new roof, new HVAC system, new water heater, and newer double-pane insulated windows. One-level, low maintenance brick and vinyl siding with a bright, open floorplan and a cozy covered front porch. Stylish kitchen features quartz countertops, an island bar, and a full new appliance package. Quality renovation throughout with new doors, flooring, hardware, fixtures, faucets, vanities, tubs, lighting, and more! Extra-wide driveway plus a rear parking pad provide plenty of space for vehicles. Fenced backyard and truly turn-key -- just move in and enjoy!

Key facts

• Covered front porch
• Quartz countertops
• Open floorplan

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• NEW WATER HEATER
• OPEN FLOORPLAN
• COVERED FRONT PORCH
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Home warranty included; Listed with Realty Unlimited, LLC; agent: Taylor Thanos
• HOA & community: No HOA

Exterior

• Parking: Parking pad (open parking)
• Utilities: Public water; Public sewer (sewer connected); Cable available
• Home design: Single-family house; One story; Updated/remodeled
• Construction: Built in 1962; Brick and vinyl siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Porch; Back yard fencing (chain link); Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances; Kitchen island; Solid surface countertops
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Walk-in closet(s); Dining room/living room combo; Kitchen island; Solid surface counters; Crawl space basement; Family room
• Laundry & utility: Mud room; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $57 ($680/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (20.1% below list).
• Recommended offer: $133k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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: Parkwood Elementary School (math 21% / reading 18%, grade F, #878 of 1,228 statewide, top 75%, 671 students, 84% FRL); Northside Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 844 students, 84% FRL); Northside High School (math 5% / reading 21%, grade F, #331 of 424 statewide, top 78%, 1,959 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 (+2.8%/yr); 166 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 35% of the median local income ($46k/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 $5k 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 33 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $133,497 (20.1% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.80% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $145,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Ravenwood Way	0.07mi	3/1.0	1,036 (-7%)	0mo	$134,900	$130	84
110 Briardale Ave	0.23mi	3/1.5	1,100 (-2%)	2mo	$148,000	$135	83
610 Cherokee Dr	0.54mi	3/1.0	1,130 (+1%)	0mo	$108,000	$96	73
505 American Blvd	0.51mi	3/2.0	1,122 (+0%)	1mo	$170,000	$152	71
133 Briardale Ave	0.19mi	3/1.5	1,242 (+11%)	3mo	$162,000	$130	68
133 Briardale Ave Ave	0.19mi	3/1.5	1,242 (+11%)	3mo	$162,000	$130	68
80 Ravenwood Way	0.11mi	3/1.0	962 (-14%)	4mo	$125,000	$130	68
717 Bernard Dr	0.58mi	3/1.0	1,053 (-6%)	4mo	$154,900	$147	60
434 Carolina Ave	0.70mi	3/2.0	1,122 (+0%)	5mo	$158,500	$141	58
300 Meadowridge Dr	0.68mi	3/1.5	1,075 (-4%)	4mo	$147,000	$137	57
110 Merlin St	0.66mi	3/1.5	1,025 (-8%)	1mo	$85,000	$83	52
213 Oklahoma Ave	0.68mi	3/1.5	1,196 (+7%)	3mo	$137,700	$115	52

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-23,820
• Equity at exit: $24,900

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-17,605
• Equity at exit: $14,439

Cash invested: $46,760 (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 31093

• Rents YoY: 2.8%
• Active inventory: 166
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$876
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $57

Break-even live

Break-even rent $1,263

Max offer price $167,000

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $104	+0% $57	+5% $9	+10% $-38
Rent	-10% $-49	-5% $4	+0% $57	+5% $109	+10% $162
Rate	-1.0pp $141	-0.5pp $99	base $57	+0.5pp $13	+1.0pp $-31

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	45d	1	0.18mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	45d	1	0.29mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	23d	1	0.29mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	45d	1	0.30mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	15d	29	0.57mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	45d	19	0.62mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	45d	6	0.79mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	15d	8	0.79mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	23d	1	0.82mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	45d	1	0.82mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	15d	1	0.82mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	23d	1	0.82mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	45d	1	0.82mi
302 Hawaii Ave Unit D Warner Robins, GA	3.0	2.0	1190	$1,500	$1.26	15d	1	0.83mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	15d	1	0.83mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	23d	1	0.85mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	45d	1	0.85mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	45d	1	0.85mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	15d	7	0.94mi
122 Briarwood Dr Warner Robins, GA	4.0	2.0	1218	$1,195	$0.98	23d	1	0.98mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	23d	1	0.99mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	45d	1	0.99mi
124 Briarwood Dr Warner Robins, GA	3.0	2.0	1134	$1,500	$1.32	45d	1	1.00mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	23d	1	1.04mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	45d	1	1.05mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	45d	1	1.09mi
404 Dunmurry Pl Warner Robins, GA	3.0	2.0	1293	$1,575	$1.22	15d	1	1.09mi
213 Johns Rd Warner Robins, GA	2.0	1.0	888	$1,175	$1.32	15d	1	1.12mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	23d	1	1.12mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	45d	1	1.13mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	15d	1	1.15mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	45d	1	1.16mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,225	$1.30	15d	10	1.20mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	45d	1	1.21mi
716 American Blvd Warner Robins, GA	3.0	1.5	1235	$1,400	$1.13	23d	1	1.23mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	23d	1	1.30mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	15d	23	1.30mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	23d	1	1.32mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	45d	1	1.35mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	15d	2	1.39mi

Listing history 21 events

1. 2026-06-21
   days on market $167,000 Active 33 DOM
2. 2026-06-19
   days on market $167,000 Active 31 DOM
3. 2026-06-18
   days on market $167,000 Active 30 DOM
4. 2026-06-17
   days on market $167,000 Active 29 DOM
5. 2026-06-16
   days on market $167,000 Active 28 DOM
6. 2026-06-15
   days on market $167,000 Active 27 DOM
7. 2026-06-14
   days on market $167,000 Active 25 DOM
8. 2026-06-13
   statusdays on market $167,000 Active 24 DOM
9. 2026-06-10
   pricestatusdays on market $167,000 Price Change 22 DOM
10. 2026-06-09
    days on market $172,000 Active 21 DOM

    Show marketing remark (649 chars)

    Wonderfully updated and move-in ready! Major improvements are already done, including a new roof, new HVAC system, new water heater, and newer double-pane insulated windows. One-level, low maintenance brick and vinyl siding with a bright, open floorplan and a cozy covered front porch. Stylish kitchen features quartz countertops, an island bar, and a full new appliance package. Quality renovation throughout with new doors, flooring, hardware, fixtures, faucets, vanities, tubs, lighting, and more! Extra-wide driveway plus a rear parking pad provide plenty of space for vehicles. Fenced backyard and truly turn-key — just move in and enjoy!

11. 2026-06-08
    days on market $172,000 Active 20 DOM
12. 2026-06-07
    days on market $172,000 Active 19 DOM
13. 2026-06-05
    days on market $172,000 Active 16 DOM
14. 2026-06-03
    days on market $172,000 Active 15 DOM
15. 2026-06-02
    statusdays on market $172,000 Active 14 DOM
16. 2026-06-01
    days on market $172,000 New 13 DOM
17. 2026-05-31
    days on market $172,000 New 12 DOM
18. 2026-05-30
    days on market $172,000 New 11 DOM
19. 2026-05-18
    listed $172,000 Active 649-char remark

    Show marketing remark (644 chars)

    Wonderfully updated and move-in ready! Major improvements are already done, including a new roof, new HVAC system, new water heater, and newer double-pane insulated windows. One-level, low maintenance brick and vinyl siding with a bright, open floorplan and a cozy covered front porch. Stylish kitchen features quartz countertops, an island bar, and a full new appliance package. Quality renovation throughout with new doors, flooring, hardware, fixtures, faucets, vanities, tubs, lighting, and more! Extra-wide driveway plus a rear parking pad provide plenty of space for vehicles. Fenced backyard and truly turn-key -- just move in and enjoy!

20. 2026-05-18
    listed $172,000 Active 644-char remark

    Show marketing remark (644 chars)

    Wonderfully updated and move-in ready! Major improvements are already done, including a new roof, new HVAC system, new water heater, and newer double-pane insulated windows. One-level, low maintenance brick and vinyl siding with a bright, open floorplan and a cozy covered front porch. Stylish kitchen features quartz countertops, an island bar, and a full new appliance package. Quality renovation throughout with new doors, flooring, hardware, fixtures, faucets, vanities, tubs, lighting, and more! Extra-wide driveway plus a rear parking pad provide plenty of space for vehicles. Fenced backyard and truly turn-key -- just move in and enjoy!

21. 2026-05-18
    listed $172,000 New

    Show marketing remark (644 chars)

    Wonderfully updated and move-in ready! Major improvements are already done, including a new roof, new HVAC system, new water heater, and newer double-pane insulated windows. One-level, low maintenance brick and vinyl siding with a bright, open floorplan and a cozy covered front porch. Stylish kitchen features quartz countertops, an island bar, and a full new appliance package. Quality renovation throughout with new doors, flooring, hardware, fixtures, faucets, vanities, tubs, lighting, and more! Extra-wide driveway plus a rear parking pad provide plenty of space for vehicles. Fenced backyard and truly turn-key -- just move in and enjoy!

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$906/yr (+$75/mo · 143.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $16,020
• − Mortgage interest: −$9,355
• − Property taxes: −$631
• − Insurance: −$835
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,858
• Taxable loss: −$2,222
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $1,214/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): 26,872
• Household income: $45,991
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1516.0

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 0.64)
• Race & ethnicity: Black 47% White 35% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -130.35%
• Current HPI: 222.1627
• Rent YoY: ▲ 2.78%
• 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

-2.9% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $167,000 MGMLS
• 2026-06-09 Price Changed $167,000 CGMLS
• 2026-06-09 Price Changed $167,000 GAMLS
• 2026-05-18 Listed $172,000 CGMLS
• 2026-05-18 Listed $172,000 MGMLS
• 2026-05-18 Listed $172,000 GAMLS

Property tax history

+2.3%/yr

Latest (2024): $631 · +12.6% YoY. Source: county tax records.