105 Varee Dr · Warner Robins, GA 31093

$127,000

4 bd · 1.5 ba · 1,404 sqft · SingleFamily public records · 69 Days on market

Built 1967 6,969 sqft lot $90/sqft · 6% above area Est $120k · 6% 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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• ARV discount +4.7/15.0
• 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 MLS

105 Varee Dr, Warner Robins, GA - currently rented at $1,100 per month. This 4-bedroom, 2-bath home offers nearly 1,500 square feet of living space and includes a shed in the back. Conveniently located just minutes from Pearl Stephens Elementary and Warner Robins Air Force Base. The current tenant's lease ends in July, making this a great opportunity for an investor or a future primary residence.

Key facts

• Shed in the back
• 6,969 sq ft lot
• Built 1967

Tags

• SHED IN THE BACK

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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 (+2.8%/yr); 161 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 37% 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 $878 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $127k implies a 234% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $119,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.12% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $119,576
• List price: $127,000
• Delta: 6.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Chuck Cir	0.09mi	3/1.5 (-1)	1,344 (-4%)	12mo	$149,500	$111	74
100 Chuck Cir	0.06mi	3/2.0 (-1)	1,196 (-15%)	2mo	$122,000	$102	64
118 Chris Dr	0.08mi	3/2.0 (-1)	1,250 (-11%)	16mo	$189,900	$152	58
535 N Davis Dr	0.40mi	3/2.0 (-1)	1,280 (-9%)	16mo	$70,000	$55	47
110 Demetree Dr	0.68mi	3/2.0 (-1)	1,262 (-10%)	8mo	$70,000	$55	38

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,766
• Equity at exit: $18,936

10-year hold

• IRR: 10.7%
• Equity multiple: 1.82×
• Total profit: $29,308
• Equity at exit: $10,981

Cash invested: $35,560 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$666
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $356

Break-even live

Break-even rent $976

Max offer price $127,000

Occupancy floor 70%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	43d	1	0.01mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	20d	1	0.01mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,199	$1.25	43d	81	0.18mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,139	$1.18	13d	9	0.18mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	43d	1	0.63mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	43d	1	0.67mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	13d	1	0.72mi
202 Ruzelle St Warner Robins, GA	3.0	1.0	962	$1,175	$1.22	43d	1	0.81mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	20d	1	0.99mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	43d	1	0.99mi
106 National Ave Warner Robins, GA	3.0	1.0	984	$1,250	$1.27	43d	1	1.02mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	20d	1	1.06mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	13d	1	1.12mi
716 American Blvd Warner Robins, GA	3.0	1.5	1235	$1,400	$1.13	20d	1	1.15mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	43d	1	1.22mi
302 Hawaii Ave Unit D Warner Robins, GA	3.0	2.0	1190	$1,500	$1.26	13d	1	1.24mi
136 Oscar Ct Warner Robins, GA	3.0	2.0	1395	$1,400	$1.00	43d	1	1.25mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	43d	1	1.26mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	13d	29	1.26mi
404 Dunmurry Pl Warner Robins, GA	3.0	2.0	1293	$1,575	$1.22	13d	1	1.27mi
119 Keith Dr Warner Robins, GA	3.0	2.0	1122	$1,175	$1.05	43d	1	1.38mi

Listing history 20 events

1. 2026-06-19
   days on market $127,000 Active 69 DOM
2. 2026-06-18
   days on market $127,000 Active 68 DOM
3. 2026-06-17
   days on market $127,000 Active 67 DOM
4. 2026-06-16
   days on market $127,000 Active 66 DOM
5. 2026-06-15
   days on market $127,000 Active 65 DOM
6. 2026-06-14
   days on market $127,000 Active 63 DOM
7. 2026-06-13
   days on market $127,000 Active 62 DOM
8. 2026-06-10
   days on market $127,000 Active 60 DOM
9. 2026-06-09
   days on market $127,000 Active 59 DOM
10. 2026-06-08
    days on market $127,000 Active 58 DOM
11. 2026-06-07
    days on market $127,000 Active 57 DOM
12. 2026-06-05
    days on market $127,000 Active 54 DOM
13. 2026-06-03
    days on market $127,000 Active 53 DOM
14. 2026-06-02
    days on market $127,000 Active 52 DOM
15. 2026-06-01
    days on market $127,000 Active 51 DOM
16. 2026-05-31
    statusdays on market $127,000 Active 50 DOM
17. 2026-05-30
    days on market $127,000 Price Change 49 DOM
18. 2026-04-11
    listed $130,000 New 399-char remark

    Show marketing remark (399 chars)

    105 Varee Dr, Warner Robins, GA - currently rented at $1,100 per month. This 4-bedroom, 2-bath home offers nearly 1,500 square feet of living space and includes a shed in the back. Conveniently located just minutes from Pearl Stephens Elementary and Warner Robins Air Force Base. The current tenant's lease ends in July, making this a great opportunity for an investor or a future primary residence.

19. 2007-12-26
    soldstatus $38,000
20. 2003-09-02
    soldstatus $46,472

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$548/yr (+$46/mo · 88.2%)

ⓘ 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 73% 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: $17,121
• − Mortgage interest: −$7,114
• − Property taxes: −$621
• − Insurance: −$635
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,695
• Taxable income: $2,317
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,722/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

+179.7% since first listed

3 events — show timeline

• 2026-04-11 Listed $130,000 GAMLS
• 2007-12-26 Sold (Public Records) $38,000 Public Records
• 2003-09-02 Sold (Public Records) $46,472 Public Records

Property tax history

+4.1%/yr

Latest (2025): $621 · +9.6% YoY. Source: county tax records.