305 Mcarthur Blvd · Warner Robins, GA 31093

$112,900

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 7 Days on market

Built 1943 9,583 sqft lot Est $78k · 44% over

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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 +25.7/30.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and beautifully renovated 2 BR 1 BA home conveniently located in the heart of Warner Robins! This move-in ready property features updated finishes throughout, offering a fresh and inviting feel from the moment you walk in. Enjoy relaxing or entertaining on the spacious back deck overlooking the large fenced in backyard. Perfect for pets, gardening, or outdoor gatherings. Ideal for first time home-buyers, downsizers, or investors looking for a great opportunity. Start your dream of home ownership with 305 McArthur Blvd.

Key facts

• Spacious back deck
• Renovated home
• 9,583 sq ft lot

Tags

• RENOVATED HOME
• SPACIOUS BACK DECK
• LARGE FENCED BACKYARD

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available on property
• Home design: Single-family residence; House; Resale property; Facing other roof type
• Construction: Built in 1943; Other construction materials; Other roof
• Exterior features: Private lot

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling; Has heating and cooling
• Interior features: Split bedroom plan; Family room; One level
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Cap rate 9.2% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 32% 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 $781 of loan paydown is wiped out by about $3k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y 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 $47k; list at $113k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,900

Questions for the listing agent

1. Built in 1943 — 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: 1.08% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $78,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Arnold Blvd	0.10mi	2/1.0	888 (0%)	4mo	$125,000	$141	92
308 Diggs Blvd	0.28mi	2/1.0	888 (0%)	0mo	$55,000	$62	87
920 Mcarthur Blvd	0.29mi	2/1.0	888 (0%)	2mo	$48,000	$54	85
129 Tinker Blvd	0.27mi	2/1.0	888 (0%)	8mo	$100,000	$113	80
711 Mcarthur Blvd	0.48mi	2/1.0	888 (0%)	8mo	$104,500	$118	71
107 Northview Ave	0.42mi	2/1.0	880 (-1%)	10mo	$77,000	$88	70
724 Mcarthur Blvd	0.47mi	3/1.0 (+1)	888 (0%)	4mo	$115,000	$130	70
914 Mcarthur Blvd	0.32mi	2/2.0	918 (+3%)	9mo	$116,000	$126	68
221 Meadowdale Dr	0.58mi	2/1.0	800 (-10%)	2mo	$1,100	$1	55
123 Vesta Dr	0.46mi	2/1.0	800 (-10%)	10mo	$40,000	$50	54
317 Camellia Cir	0.57mi	2/1.0	768 (-14%)	11mo	$49,000	$64	41
217 Camellia Cir	0.64mi	2/1.0	768 (-14%)	11mo	$65,000	$85	39

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,446
• Equity at exit: $16,834

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $19,584
• Equity at exit: $9,762

Cash invested: $31,612 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$592
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $269

Break-even live

Break-even rent $875

Max offer price $112,900

Occupancy floor 73%

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	43d	1	0.05mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	43d	1	0.07mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	43d	1	0.38mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	21d	1	0.38mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	43d	6	0.62mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	13d	8	0.62mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	43d	1	0.65mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	21d	1	0.65mi
402 Curtis St Warner Robins, GA	2.0	1.0	750	$995	$1.33	13d	1	0.68mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,004	$1.04	43d	81	0.69mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,019	$1.06	13d	9	0.69mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	13d	2	0.80mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	21d	1	0.91mi
103 Dellwood Cir Unit 103-B Warner Robins, GA	1.0	1.0	650	$625	$0.96	21d	1	0.91mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	0.93mi
216 Tabor Dr Warner Robins, GA	1.0	1.0	600	$775	$1.29	43d	1	0.96mi
311 2nd St Warner Robins, GA	2.0	1.0	1000	$1,100	$1.10	21d	1	0.98mi
311 S 2nd St Unit B Warner Robins, GA	1.0	1.0	700	$900	$1.29	13d	1	0.98mi
116 Tabor Dr Warner Robins, GA	1.0	1.0	550	$925	$1.68	13d	1	1.05mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	43d	1	1.06mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$975	$1.07	13d	29	1.18mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	43d	1	1.20mi
202 Ruzelle St Warner Robins, GA	3.0	1.0	962	$1,175	$1.22	43d	1	1.23mi
213 Johns Rd Warner Robins, GA	2.0	1.0	888	$1,175	$1.32	13d	1	1.25mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	43d	1	1.28mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	21d	1	1.29mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	43d	1	1.30mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	13d	1	1.30mi
731 N Davis Dr Warner Robins, GA	1.0	1.0	600	$795	$1.32	43d	1	1.32mi
731 N Davis Dr Unit 2 Warner Robins, GA	1.0	1.0	600	$785	$1.31	13d	1	1.32mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	13d	1	1.34mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	43d	1	1.44mi
106 National Ave Warner Robins, GA	3.0	1.0	984	$1,250	$1.27	43d	1	1.45mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	43d	1	1.48mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	21d	1	1.48mi

Listing history 13 events

1. 2026-05-20
   listed $112,900 Active 534-char remark

   Show marketing remark (534 chars)

   Charming and beautifully renovated 2 BR 1 BA home conveniently located in the heart of Warner Robins! This move-in ready property features updated finishes throughout, offering a fresh and inviting feel from the moment you walk in. Enjoy relaxing or entertaining on the spacious back deck overlooking the large fenced in backyard. Perfect for pets, gardening, or outdoor gatherings. Ideal for first time home-buyers, downsizers, or investors looking for a great opportunity. Start your dream of home ownership with 305 McArthur Blvd.

2. 2026-05-20
   listed $112,900 Active 534-char remark

   Show marketing remark (534 chars)

   Charming and beautifully renovated 2 BR 1 BA home conveniently located in the heart of Warner Robins! This move-in ready property features updated finishes throughout, offering a fresh and inviting feel from the moment you walk in. Enjoy relaxing or entertaining on the spacious back deck overlooking the large fenced in backyard. Perfect for pets, gardening, or outdoor gatherings. Ideal for first time home-buyers, downsizers, or investors looking for a great opportunity. Start your dream of home ownership with 305 McArthur Blvd.

3. 2026-05-18
   listed $112,900 New
4. 2018-04-23
   soldstatus $47,000
5. 2018-04-19
   soldstatus $47,000
6. 2018-02-05
   listed $51,000
7. 2017-12-15
   soldstatus $36,000
8. 2017-09-20
   listed $42,500
9. 2015-09-03
   soldstatus $32,000
10. 2015-09-03
    soldstatus $32,000
11. 2015-08-04
    listed $33,900
12. 2015-08-04
    listed $33,900
13. 1994-04-27
    soldstatus $36,000

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $1,039 · $87/mo
• Expected delta: +$410/yr (+$34/mo · 65.3%)

ⓘ 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: $14,594
• − Mortgage interest: −$6,324
• − Property taxes: −$628
• − Insurance: −$564
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,284
• Taxable income: $1,458
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,882/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

+213.6% since first listed

13 events — show timeline

• 2026-05-20 Listed $112,900 MGMLS
• 2026-05-20 Listed $112,900 CGMLS
• 2026-05-18 Listed $112,900 GAMLS
• 2018-04-23 Sold (Public Records) $47,000 Public Records
• 2018-04-19 Sold (MLS) $47,000 CGMLS
• 2018-02-05 Listed $51,000 CGMLS
• 2017-12-15 Sold (MLS) $36,000 CGMLS
• 2017-09-20 Listed $42,500 CGMLS
• 2015-09-03 Sold (MLS) $32,000 CGMLS
• 2015-09-03 Sold (MLS) $32,000 MGMLS
• 2015-08-04 Listed $33,900 CGMLS
• 2015-08-04 Listed $33,900 MGMLS
• 1994-04-27 Sold (Public Records) $36,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $628 · +7.2% YoY. Source: county tax records.