209 Bernard Dr · Warner Robins, GA 31093

$135,000

3 bd · 3.0 ba · 2,314 sqft · SingleFamily public records · 2 Days on market

Built 1957 0.47 ac lot Est $180k · 25% under

---

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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Selling property as is. Cash or Conventional only. Welcome home to this charming 3-bedroom, 3-bath brick beauty in Warner Robins! From the inviting front porch to the spacious interior, this home offers comfort and functionality throughout. Step inside to a living and dining room combination that creates the perfect space for entertaining and everyday living. The open kitchen flows seamlessly into the breakfast room, making gatherings easy and convenient. Relax in the cozy sunroom overlooking the backyard, or unwind in the spacious primary suite featuring a double vanity, soaking tub, and separate shower. Additional highlights include a carport, generous bedroom space, and timeless brick ex

Key facts

• Double vanity
• Breakfast room
• Soaking tub

Tags

• FRONT PORCH
• OPEN KITCHEN
• BREAKFAST ROOM
• COZY SUNROOM
• DOUBLE VANITY
• SOAKING TUB

Property features AI

Exterior

• Parking: Attached garage; 1 covered space; 1 total parking space; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Front porch

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas range; Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• 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: Westside Elementary School (math 19% / reading 14%, grade F, #968 of 1,228 statewide, top 79%, 556 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 20% at this address vs 44% district-wide (-25 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); 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 41% 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 $933 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 + 2.8% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $135k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $180,492
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Bernard Dr	0.00mi	3/3.0	2,314 (0%)	0mo	$115,000	$50	100
105 N Pleasant Hill Dr	0.11mi	4/2.0 (+1)	2,256 (-2%)	13mo	$156,000	$69	71
307 Oakview Sq	0.15mi	2/2.0 (-1)	2,510 (+8%)	14mo	$195,000	$78	58
307 Oakview Sq Sq	0.16mi	2/2.0 (-1)	2,510 (+8%)	14mo	$195,000	$78	58
105 Briardale Ave	0.54mi	3/2.5	2,158 (-7%)	6mo	$185,000	$86	57
127 Edna Pl	0.53mi	3/2.0	2,140 (-8%)	4mo	$204,500	$96	56
102 Edna Pl	0.48mi	4/2.5 (+1)	2,139 (-8%)	21mo	$160,000	$75	41
119 Lynn Ave	0.63mi	3/2.0	2,175 (-6%)	20mo	$218,600	$101	40
103 Dewey St	0.48mi	3/2.0	2,080 (-10%)	22mo	$161,000	$77	38
104 Terrell St	0.62mi	4/2.0 (+1)	1,997 (-14%)	10mo	$140,000	$70	31

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,419
• Equity at exit: $20,129

10-year hold

• IRR: 11.7%
• Equity multiple: 1.91×
• Total profit: $34,493
• Equity at exit: $11,672

Cash invested: $37,800 (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: 161
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $403

Break-even live

Break-even rent $1,076

Max offer price $135,000

Occupancy floor 70%

Sensitivity live

Price	-10% $479	-5% $441	+0% $403	+5% $365	+10% $327
Rent	-10% $278	-5% $340	+0% $403	+5% $466	+10% $528
Rate	-1.0pp $471	-0.5pp $437	base $403	+0.5pp $368	+1.0pp $333

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Edna Pl Warner Robins, GA	4.0	3.0	1922	$1,850	$0.96	44d	1	0.52mi

Listing history 7 events

1. 2026-05-31
   status $135,000 Under Contract 2 DOM
2. 2026-05-31
   days on market $135,000 New 2 DOM
3. 2026-05-30
   statuslisting id $135,000 New 1 DOM
4. 2026-05-28
   listed $135,000 Active
5. 2026-04-23
   soldstatus $85,000
6. 2010-10-13
   soldstatus $97,000
7. 2010-10-13
   soldstatus $97,000

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$214/yr (+$18/mo · 20.8%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $19,032
• − Mortgage interest: −$7,562
• − Property taxes: −$1,028
• − Insurance: −$675
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$3,927
• Taxable income: $2,795
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $4,166/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

+39.2% since first listed

4 events — show timeline

• 2026-05-28 Listed $135,000 CGMLS
• 2026-04-23 Sold (Public Records) $85,000 Public Records
• 2010-10-13 Sold (Public Records) $97,000 Public Records
• 2010-10-13 Sold (Public Records) $97,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,028 · +3.6% YoY. Source: county tax records.