708 S 3rd St · Warner Robins, GA 31088

$215,000

4 bd · 2.0 ba · 1,486 sqft · MultiFamily public records · 29 Days on market

Built 1958 8,712 sqft lot $145/sqft · at area comps Est $206k · at est.

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +5.5/15.0
• 1% rule +5.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

BACK ON THE MARKET TO NO FAULT OF THE SELLER**Investor Special** This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you're looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways-this is an opportunity you don't want to miss.

Key facts

• Move-in ready
• Refreshed bathrooms
• Completely renovated

Tags

• COMPLETELY RENOVATED
• UPDATED KITCHENS
• REFRESHED BATHROOMS
• MOVE-IN READY
• INVESTMENT POTENTIAL
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% 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).
• This rent runs 32% of the median local income ($83k/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 $6k 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

• It's been on market 29 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 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 $37k; list at $215k implies a 481% 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: major wind risk, 77% 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 $211,775 (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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $205,836
• List price: $215,000
• Delta: 4.45%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-11,039
• Equity at exit: $32,057

10-year hold

• IRR: 3.2%
• Equity multiple: 1.22×
• Total profit: $12,965
• Equity at exit: $18,589

Cash invested: $60,200 (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: 16.3×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $420

Break-even live

Break-even rent $1,671

Max offer price $215,000

Occupancy floor 76%

Sensitivity live

Price	-10% $542	-5% $481	+0% $420	+5% $360	+10% $299
Rent	-10% $246	-5% $333	+0% $420	+5% $507	+10% $594
Rate	-1.0pp $529	-0.5pp $475	base $420	+0.5pp $365	+1.0pp $308

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,202
Total (2 units)			$2,203

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Corinth St Warner Robins, GA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.89mi
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	44d	1	0.90mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	44d	1	1.08mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	44d	1	1.22mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	1.25mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	44d	1	1.25mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	44d	1	1.27mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	44d	1	1.28mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	44d	1	1.28mi

Listing history 10 events

1. 2026-05-11
   status Under Contract 610-char remark

   Show marketing remark (637 chars)

   BACK ON THE MARKET TO NO FAULT OF THE SELLER * * Investor Special * * This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you’re looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways—this is an opportunity you don’t want to miss.

2. 2026-05-11
   status Pending 637-char remark

   Show marketing remark (637 chars)

   BACK ON THE MARKET TO NO FAULT OF THE SELLER * * Investor Special * * This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you’re looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways—this is an opportunity you don’t want to miss.

3. 2026-04-29
   status Back On Market 610-char remark

   Show marketing remark (637 chars)

   BACK ON THE MARKET TO NO FAULT OF THE SELLER * * Investor Special * * This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you’re looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways—this is an opportunity you don’t want to miss.

4. 2026-04-29
   status Active 637-char remark

   Show marketing remark (637 chars)

   BACK ON THE MARKET TO NO FAULT OF THE SELLER * * Investor Special * * This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you’re looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways—this is an opportunity you don’t want to miss.

5. 2026-04-20
   status Under Contract 610-char remark

   Show marketing remark (637 chars)

   BACK ON THE MARKET TO NO FAULT OF THE SELLER * * Investor Special * * This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you’re looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways—this is an opportunity you don’t want to miss.

6. 2026-04-20
   status Pending 637-char remark

   Show marketing remark (637 chars)

   BACK ON THE MARKET TO NO FAULT OF THE SELLER * * Investor Special * * This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you’re looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways—this is an opportunity you don’t want to miss.

7. 2026-04-07
   price $214,900 637-char remark

   Show marketing remark (637 chars)

   BACK ON THE MARKET TO NO FAULT OF THE SELLER * * Investor Special * * This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you’re looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways—this is an opportunity you don’t want to miss.

8. 2026-04-03
   listed $215,000 Active 637-char remark

   Show marketing remark (637 chars)

   BACK ON THE MARKET TO NO FAULT OF THE SELLER * * Investor Special * * This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you’re looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways—this is an opportunity you don’t want to miss.

9. 2026-04-01
   listed $215,000 New 610-char remark

   Show marketing remark (610 chars)

   BACK ON THE MARKET TO NO FAULT OF THE SELLER**Investor Special** This duplex has been completely renovated and move-in ready, offers the perfect blend of modern updates and investment potential. Each two bed and one bath unit has been thoughtfully upgraded with stylish finishes, updated kitchens, refreshed bathrooms, and fresh paint throughout. Whether you're looking to expand your portfolio or live in one side while generating income from the other, this property delivers flexibility and value. Conveniently located near shopping, dining, and major roadways-this is an opportunity you don't want to miss.

10. 1987-04-20
    soldstatus $37,000

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$744/yr (+$62/mo · 60.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 77% 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: $26,436
• − Mortgage interest: −$12,043
• − Property taxes: −$1,234
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$6,255
• Taxable income: $1,599
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $4,662/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

+480.8% since first listed

10 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-05-11 Pending — CGMLS
• 2026-04-29 Relisted — GAMLS
• 2026-04-29 Relisted — CGMLS
• 2026-04-20 Pending — GAMLS
• 2026-04-20 Pending — CGMLS
• 2026-04-07 Price Changed $214,900 CGMLS
• 2026-04-03 Listed $215,000 CGMLS
• 2026-04-01 Listed $215,000 GAMLS
• 1987-04-20 Sold (Public Records) $37,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $1,234 · +39.6% YoY. Source: county tax records.