301 Kingsbury Circle Cir · Warner Robins, GA 31088

$75,000

3 bd · 1.0 ba · 845 sqft · SingleFamily public records · 18 Days on market

Built 1958 0.25 ac lot $89/sqft · 37% below area Est $126k · 40% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Great 1st time Home Buyer , or Investment home, 3BR, 1BA, Back yard completely fenced in. House remodeled in year 2017 with new Architecture Roof, Electrical Upgrade, New Kitchen Cabinets and New HVAC. As an Investment for a Rental range from $1300 to $1,400/mo. Selling " AS IS " Call Listing Agent to schedule a tour. Conventional Financing

Key facts

• Remodeled
• New hvac
• New kitchen cabinets

Tags

• BACK YARD COMPLETELY FENCED IN
• REMODELED
• NEW ARCHITECTURE ROOF
• ELECTRICAL UPGRADE
• NEW KITCHEN CABINETS
• NEW HVAC

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$125,816) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 + 1.7% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $75k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.70% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.24%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (median comp): $125,816
• List price: $75,000
• Delta: -40.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Kingsbury Cir	0.10mi	3/1.0	845 (0%)	2mo	$124,000	$147	94
724 Mcarthur Blvd	0.44mi	3/1.0	888 (+5%)	4mo	$115,000	$130	68
1312 Hartley Ave	0.65mi	2/1.0 (-1)	825 (-2%)	4mo	$140,000	$170	58
308 Diggs Blvd	0.61mi	2/1.0 (-1)	888 (+5%)	0mo	$55,000	$62	58
221 Meadowdale Dr	0.60mi	2/1.0 (-1)	800 (-5%)	2mo	$1,100	$1	57
711 Mcarthur Blvd	0.50mi	2/1.0 (-1)	888 (+5%)	8mo	$104,500	$118	56
920 Mcarthur Blvd	0.61mi	2/1.0 (-1)	888 (+5%)	2mo	$48,000	$54	56
129 Tinker Blvd	0.64mi	2/1.0 (-1)	888 (+5%)	8mo	$100,000	$113	50
601 Paul St	0.51mi	3/1.0	965 (+14%)	4mo	$55,000	$57	49
215 Peachtree Cir	0.56mi	2/1.0 (-1)	744 (-12%)	3mo	$73,900	$99	46
215 Peachtree Cir	0.56mi	2/1.0 (-1)	744 (-12%)	4mo	$73,900	$99	46
1326 Joseph Ave	0.67mi	2/1.0 (-1)	725 (-14%)	8mo	$116,000	$160	34

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: 23.4%
• Equity multiple: 1.95×
• Total profit: $19,861
• Equity at exit: $11,183

10-year hold

• IRR: 30.5%
• Equity multiple: 3.57×
• Total profit: $53,948
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$393
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $529

Break-even live

Break-even rent $603

Max offer price $75,000

Occupancy floor 53%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	13d	8	0.30mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	43d	6	0.30mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	0.44mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	21d	1	0.47mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	43d	1	0.54mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	13d	2	0.58mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	21d	1	0.68mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	43d	1	0.68mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	43d	1	0.82mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	43d	1	0.85mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	43d	1	0.86mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	43d	1	0.90mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	43d	1	1.03mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	21d	1	1.03mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	43d	1	1.03mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	13d	1	1.04mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	43d	1	1.16mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	21d	1	1.16mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	43d	1	1.24mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	13d	29	1.27mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	43d	19	1.46mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,199	$1.25	43d	81	1.49mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,139	$1.18	13d	9	1.49mi

Listing history 9 events

1. 2026-05-13
   status Pending 353-char remark

   Show marketing remark (353 chars)

   Great 1st time Home Buyer , or Investment home, 3BR, 1BA, Back yard completely fenced in. House remodeled in year 2017 with new Architecture Roof, Electrical Upgrade, New Kitchen Cabinets and New HVAC. As an Investment for a Rental range from $1300 to $1,400/mo. Selling " AS IS " Call Listing Agent to schedule a tour. Conventional Financing

2. 2026-04-28
   status Active 353-char remark

   Show marketing remark (353 chars)

   Great 1st time Home Buyer , or Investment home, 3BR, 1BA, Back yard completely fenced in. House remodeled in year 2017 with new Architecture Roof, Electrical Upgrade, New Kitchen Cabinets and New HVAC. As an Investment for a Rental range from $1300 to $1,400/mo. Selling " AS IS " Call Listing Agent to schedule a tour. Conventional Financing

3. 2026-04-28
   price $75,000 353-char remark

   Show marketing remark (353 chars)

   Great 1st time Home Buyer , or Investment home, 3BR, 1BA, Back yard completely fenced in. House remodeled in year 2017 with new Architecture Roof, Electrical Upgrade, New Kitchen Cabinets and New HVAC. As an Investment for a Rental range from $1300 to $1,400/mo. Selling " AS IS " Call Listing Agent to schedule a tour. Conventional Financing

4. 2026-02-13
   historical 353-char remark

   Show marketing remark (353 chars)

   Great 1st time Home Buyer , or Investment home, 3BR, 1BA, Back yard completely fenced in. House remodeled in year 2017 with new Architecture Roof, Electrical Upgrade, New Kitchen Cabinets and New HVAC. As an Investment for a Rental range from $1300 to $1,400/mo. Selling " AS IS " Call Listing Agent to schedule a tour. Conventional Financing

5. 2026-02-09
   listed $99,000 Active 353-char remark

   Show marketing remark (353 chars)

   Great 1st time Home Buyer , or Investment home, 3BR, 1BA, Back yard completely fenced in. House remodeled in year 2017 with new Architecture Roof, Electrical Upgrade, New Kitchen Cabinets and New HVAC. As an Investment for a Rental range from $1300 to $1,400/mo. Selling " AS IS " Call Listing Agent to schedule a tour. Conventional Financing

6. 2017-02-28
   soldstatus $12,000 156-char remark

   Show marketing remark (156 chars)

   Investor Special! SOLD AS IS. This quaint home sits on a beautiful corner lot. This property is priced to sell. Potentially perfect home or INCOME PROPERTY!

7. 2017-02-28
   soldstatus $12,000

   Show marketing remark (156 chars)

   Investor Special! SOLD AS IS. This quaint home sits on a beautiful corner lot. This property is priced to sell. Potentially perfect home or INCOME PROPERTY!

8. 2017-01-23
   listed $19,000 156-char remark

   Show marketing remark (156 chars)

   Investor Special! SOLD AS IS. This quaint home sits on a beautiful corner lot. This property is priced to sell. Potentially perfect home or INCOME PROPERTY!

9. 2017-01-23
   listed $19,000

   Show marketing remark (156 chars)

   Investor Special! SOLD AS IS. This quaint home sits on a beautiful corner lot. This property is priced to sell. Potentially perfect home or INCOME 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: $622 · $52/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$68/yr (+$6/mo · 10.9%)

ⓘ 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 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: $15,274
• − Mortgage interest: −$4,201
• − Property taxes: −$622
• − Insurance: −$375
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,182
• Taxable income: $5,450
• Est. tax owed @ 24.0%: −$1,308
• After-tax cash flow: $5,042/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

+294.7% since first listed

9 events — show timeline

• 2026-05-13 Pending — CGMLS
• 2026-04-28 Relisted — CGMLS
• 2026-04-28 Price Changed $75,000 CGMLS
• 2026-02-13 Delisted — CGMLS
• 2026-02-09 Listed $99,000 CGMLS
• 2017-02-28 Sold (MLS) $12,000 GAMLS
• 2017-02-28 Sold (MLS) $12,000 FMLS
• 2017-01-23 Listed $19,000 GAMLS
• 2017-01-23 Listed $19,000 FMLS

Property tax history

+9.2%/yr

Latest (2025): $622 · +5.2% YoY. Source: county tax records.