505 American Blvd · Warner Robins, GA 31093

$170,000

3 bd · 2.0 ba · 1,122 sqft · SingleFamily public records · 2 Days on market

Built 1972 0.25 ac lot Est $146k · 17% over

---

Why this score? — see what drove the F 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 +14.7/30.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully remodeled, move-in-ready home where classic charm meets modern living. This 3-bedroom, 2-bath home offers fresh paint throughout, new windows, new LVP flooring, and an updated kitchen featuring granite countertops and stainless steel appliances. Stylish light fixtures and new ceiling fans enhance the home's contemporary feel. The open-concept layout creates an easy flow between the kitchen, dining, and living areas, perfect for everyday living and entertaining. A sliding glass door off the kitchen brings in abundant natural light and adds to the home's bright, airy feel. Both bathrooms have been thoughtfully updated with modern tile finishes. Blending timeless curb appeal with practical living space, this charming single-family home is a great opportunity for first-time buyers, growing families, or investors.

Key facts

• Updated kitchen
• Granite countertops
• Remodeled home

Tags

• REMODELED HOME
• NEW WINDOWS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN-CONCEPT LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $42 ($506/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 (21.7% below list).
• Recommended offer: $133k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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); 48% 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $78k; list at $170k implies a 119% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,194 (21.7% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $145,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 American Blvd	0.00mi	3/2.0	1,122 (0%)	1mo	$170,000	$152	99
213 Oklahoma Ave	0.24mi	3/1.5	1,196 (+7%)	3mo	$137,700	$115	74
113 Briarwood Dr	0.67mi	3/2.0	1,126 (+0%)	4mo	$95,000	$84	65
110 Briardale Ave	0.66mi	3/1.5	1,100 (-2%)	2mo	$148,000	$135	63
87 Ravenwood Way	0.49mi	3/1.0	1,036 (-8%)	0mo	$134,900	$130	60
437 Dunmurry Pl	0.43mi	3/2.0	1,248 (+11%)	3mo	$160,000	$128	59
239 Ward St	0.68mi	3/1.0	1,176 (+5%)	3mo	$95,000	$81	54
80 Ravenwood Way	0.44mi	3/1.0	962 (-14%)	4mo	$125,000	$130	48
133 Briardale Ave Ave	0.69mi	3/1.5	1,242 (+11%)	3mo	$162,000	$130	46
133 Briardale Ave	0.69mi	3/1.5	1,242 (+11%)	3mo	$162,000	$130	46
102 Camellia Cir	0.68mi	3/1.0	991 (-12%)	1mo	$98,000	$99	44
613 Mcarthur Blvd	0.72mi	3/2.0	1,284 (+14%)	4mo	$60,000	$47	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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-25,237
• Equity at exit: $25,348

10-year hold

• IRR: -6.7%
• Equity multiple: 0.58×
• Total profit: $-20,049
• Equity at exit: $14,698

Cash invested: $47,600 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$891
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $42

Break-even live

Break-even rent $1,279

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $138	-5% $90	+0% $42	+5% $-6	+10% $-54
Rent	-10% $-63	-5% $-10	+0% $42	+5% $95	+10% $147
Rate	-1.0pp $128	-0.5pp $85	base $42	+0.5pp $-2	+1.0pp $-47

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	15d	29	0.12mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	23d	1	0.29mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	45d	1	0.29mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	15d	1	0.33mi
302 Hawaii Ave Unit D Warner Robins, GA	3.0	2.0	1190	$1,500	$1.26	15d	1	0.33mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	45d	1	0.45mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	45d	19	0.48mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	15d	1	0.49mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	45d	1	0.55mi
213 Johns Rd Warner Robins, GA	2.0	1.0	888	$1,175	$1.32	15d	1	0.58mi
404 Dunmurry Pl Warner Robins, GA	3.0	2.0	1293	$1,575	$1.22	15d	1	0.58mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	23d	1	0.59mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	15d	1	0.61mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	23d	1	0.67mi
122 Briarwood Dr Warner Robins, GA	4.0	2.0	1218	$1,195	$0.98	23d	1	0.69mi
716 American Blvd Warner Robins, GA	3.0	1.5	1235	$1,400	$1.13	23d	1	0.70mi
124 Briarwood Dr Warner Robins, GA	3.0	2.0	1134	$1,500	$1.32	45d	1	0.70mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	45d	1	0.76mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	23d	1	0.76mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	45d	1	0.76mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	23d	1	0.76mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	15d	7	0.81mi
202 Ruzelle St Warner Robins, GA	3.0	1.0	962	$1,175	$1.22	45d	1	0.89mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,225	$1.30	15d	10	0.92mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	15d	8	0.96mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	45d	6	0.96mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	15d	23	0.97mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	45d	1	1.01mi
106 National Ave Warner Robins, GA	3.0	1.0	984	$1,250	$1.27	45d	1	1.01mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	45d	1	1.02mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,139	$1.18	15d	9	1.02mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,199	$1.25	45d	81	1.02mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	45d	1	1.11mi
119 Keith Dr Warner Robins, GA	3.0	2.0	1122	$1,175	$1.05	45d	1	1.13mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	23d	1	1.16mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	45d	1	1.16mi
136 Oscar Ct Warner Robins, GA	3.0	2.0	1395	$1,400	$1.00	45d	1	1.18mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	45d	1	1.21mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	45d	1	1.23mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	23d	1	1.29mi

Listing history 8 events

1. 2026-04-16
   status Under Contract

   Show marketing remark (860 chars)

   Welcome to this beautifully remodeled, move-in-ready home where classic charm meets modern living. This 3-bedroom, 2-bath home offers fresh paint throughout, new windows, new LVP flooring, and an updated kitchen featuring granite countertops and stainless steel appliances. Stylish light fixtures and new ceiling fans enhance the home’s contemporary feel. The open-concept layout creates an easy flow between the kitchen, dining, and living areas, perfect for everyday living and entertaining. A sliding glass door off the kitchen brings in abundant natural light and adds to the home’s bright, airy feel. Both bathrooms have been thoughtfully updated with modern tile finishes. Blending timeless curb appeal with practical living space, this charming single-family home is a great opportunity for first-time buyers, growing families, or investors.

2. 2026-04-16
   historical Active Under Contract 848-char remark

   Show marketing remark (860 chars)

   Welcome to this beautifully remodeled, move-in-ready home where classic charm meets modern living. This 3-bedroom, 2-bath home offers fresh paint throughout, new windows, new LVP flooring, and an updated kitchen featuring granite countertops and stainless steel appliances. Stylish light fixtures and new ceiling fans enhance the home’s contemporary feel. The open-concept layout creates an easy flow between the kitchen, dining, and living areas, perfect for everyday living and entertaining. A sliding glass door off the kitchen brings in abundant natural light and adds to the home’s bright, airy feel. Both bathrooms have been thoughtfully updated with modern tile finishes. Blending timeless curb appeal with practical living space, this charming single-family home is a great opportunity for first-time buyers, growing families, or investors.

3. 2026-04-16
   status Pending 860-char remark

   Show marketing remark (860 chars)

   Welcome to this beautifully remodeled, move-in-ready home where classic charm meets modern living. This 3-bedroom, 2-bath home offers fresh paint throughout, new windows, new LVP flooring, and an updated kitchen featuring granite countertops and stainless steel appliances. Stylish light fixtures and new ceiling fans enhance the home’s contemporary feel. The open-concept layout creates an easy flow between the kitchen, dining, and living areas, perfect for everyday living and entertaining. A sliding glass door off the kitchen brings in abundant natural light and adds to the home’s bright, airy feel. Both bathrooms have been thoughtfully updated with modern tile finishes. Blending timeless curb appeal with practical living space, this charming single-family home is a great opportunity for first-time buyers, growing families, or investors.

4. 2026-04-13
   listed $170,000 Active 860-char remark

   Show marketing remark (848 chars)

   Welcome to this beautifully remodeled, move-in-ready home where classic charm meets modern living. This 3-bedroom, 2-bath home offers fresh paint throughout, new windows, new LVP flooring, and an updated kitchen featuring granite countertops and stainless steel appliances. Stylish light fixtures and new ceiling fans enhance the home's contemporary feel. The open-concept layout creates an easy flow between the kitchen, dining, and living areas, perfect for everyday living and entertaining. A sliding glass door off the kitchen brings in abundant natural light and adds to the home's bright, airy feel. Both bathrooms have been thoughtfully updated with modern tile finishes. Blending timeless curb appeal with practical living space, this charming single-family home is a great opportunity for first-time buyers, growing families, or investors.

5. 2026-04-13
   listed $170,000 Active 848-char remark

   Show marketing remark (848 chars)

   Welcome to this beautifully remodeled, move-in-ready home where classic charm meets modern living. This 3-bedroom, 2-bath home offers fresh paint throughout, new windows, new LVP flooring, and an updated kitchen featuring granite countertops and stainless steel appliances. Stylish light fixtures and new ceiling fans enhance the home's contemporary feel. The open-concept layout creates an easy flow between the kitchen, dining, and living areas, perfect for everyday living and entertaining. A sliding glass door off the kitchen brings in abundant natural light and adds to the home's bright, airy feel. Both bathrooms have been thoughtfully updated with modern tile finishes. Blending timeless curb appeal with practical living space, this charming single-family home is a great opportunity for first-time buyers, growing families, or investors.

6. 2026-04-10
   listed $170,000 New
7. 2026-01-13
   soldstatus $77,500
8. 2000-09-15
   soldstatus $40,000

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$991/yr (+$83/mo · 173.0%)

ⓘ 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 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: $15,983
• − Mortgage interest: −$9,523
• − Property taxes: −$573
• − Insurance: −$850
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$4,945
• Taxable loss: −$2,465
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $1,098/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

+325.0% since first listed

8 events — show timeline

• 2026-04-16 Pending — GAMLS
• 2026-04-16 Contingent — MGMLS
• 2026-04-16 Pending — CGMLS
• 2026-04-13 Listed $170,000 CGMLS
• 2026-04-13 Listed $170,000 MGMLS
• 2026-04-10 Listed $170,000 GAMLS
• 2026-01-13 Sold (Public Records) $77,500 Public Records
• 2000-09-15 Sold (Public Records) $40,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $573 · +5.4% YoY. Source: county tax records.