101 Robin Hood Dr · Warner Robins, GA 31088

$192,900

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 28 Days on market

Built 1957 0.52 ac lot $124/sqft · at area comps Est $194k · at est.

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +7.7/15.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This exceptionally well maintained brick home features a large corner lot with fenced back yard, gorgeous hardwood floors, large kitchen. Beautiful picture window overlooking the front yard. Newer Windows, metal roof, central HVAC. Garage Door opener and counter mount microwave less than a year old. Call for your appointment today.

Key facts

• Big picture window
• Corner lot
• 0.52 acre lot

Tags

• REFINISHED HARDWOOD FLOORS
• BIG PICTURE WINDOW
• CORNER LOT

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family detached residence; Residential property; Located in SHERWOOD FOREST subdivision
• Construction: Brick construction
• Exterior features: Fenced yard

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range; Microwave
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Fireplace (1); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $23 ($280/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 $156k (19.1% below list).
• Recommended offer: $156k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Shirley Hills Elementary School (math 44% / reading 52%, grade D, #289 of 1,228 statewide, top 24%, 545 students, 84% FRL); Warner Robins Middle School (math 25% / reading 37%, grade F, #237 of 470 statewide, top 51%, 813 students, 84% FRL); Warner Robins High School (math 7% / reading 21%, grade F, #322 of 424 statewide, top 76%, 1,816 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 31% at this address vs 44% district-wide (-14 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 (+1.7%/yr); 295 active listings in the ZIP; 25 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; 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 $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 28 days — a 2% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $156,099 (19.1% below list)

Questions for the listing agent

1. Built in 1957 — 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: 0.81% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (median comp): $193,899
• List price: $192,900
• Delta: -0.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Robin Hood Dr	0.00mi	3/2.0	1,556 (0%)	0mo	$195,000	$125	100
105 Robinhood Dr	0.04mi	4/1.5 (+1)	1,491 (-4%)	1mo	$208,000	$140	84
112 Friar Tuck Ave	0.28mi	3/2.0	1,505 (-3%)	2mo	$269,999	$179	80
213 Ashby Way	0.17mi	3/2.0	1,666 (+7%)	7mo	$205,000	$123	74
333 Clairmont Dr	0.35mi	3/2.0	1,458 (-6%)	3mo	$104,000	$71	71
119 Colonial Rd	0.49mi	3/2.0	1,443 (-7%)	3mo	$189,000	$131	63
104 Skyway Dr	0.48mi	3/2.0	1,425 (-8%)	1mo	$199,000	$140	63
100 Belmont Dr	0.46mi	4/2.0 (+1)	1,459 (-6%)	4mo	$200,000	$137	60
115 Shelia Dr	0.42mi	3/2.5	1,326 (-15%)	4mo	$185,000	$140	51
107 Self St	0.67mi	4/2.0 (+1)	1,448 (-7%)	8mo	$213,000	$147	46
211 Palomino Ln	0.71mi	4/2.0 (+1)	1,378 (-11%)	4mo	$171,000	$124	40
212 Palomino Ln	0.73mi	3/1.5	1,352 (-13%)	4mo	$120,000	$89	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 · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-31,884
• Equity at exit: $28,762

10-year hold

• IRR: -11.2%
• Equity multiple: 0.37×
• Total profit: $-34,297
• Equity at exit: $16,678

Cash invested: $54,012 (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: 295
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $23

Break-even live

Break-even rent $1,531

Max offer price $192,900

Occupancy floor 94%

Sensitivity live

Price	-10% $133	-5% $78	+0% $23	+5% $-31	+10% $-86
Rent	-10% $-100	-5% $-38	+0% $23	+5% $85	+10% $147
Rate	-1.0pp $121	-0.5pp $72	base $23	+0.5pp $-27	+1.0pp $-77

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: $48,225
• Closing costs: $5,787
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	45d	1	0.10mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	45d	1	0.55mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	15d	1	0.56mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	22d	1	0.59mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	15d	1	0.72mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	45d	1	0.75mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	22d	1	0.92mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	45d	1	0.92mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	15d	1	0.97mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	22d	1	0.97mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	45d	1	1.02mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	45d	1	1.05mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	22d	1	1.05mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,225	$1.12	45d	1	1.07mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	45d	1	1.08mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	22d	1	1.08mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	15d	1	1.12mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	22d	1	1.12mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	45d	1	1.19mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	22d	1	1.19mi
126 Jaybee Dr Warner Robins, GA	3.0	2.0	1378	$1,750	$1.27	45d	1	1.20mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	45d	1	1.24mi
1205 Leverett Rd Warner Robins, GA	2.0	2.0	1055	$1,125	$1.07	22d	1	1.30mi
203 Lumpkin Dr Warner Robins, GA	3.0	3.0	1700	$2,200	$1.29	45d	1	1.45mi
124 Carterwoods Dr Warner Robins, GA	3.0	2.0	1818	$1,811	$1.00	22d	1	1.47mi

Listing history 16 events

1. 2026-04-23
   listed $192,900 Active 577-char remark
2. 2026-02-07
   price $195,000
3. 2021-05-07
   soldstatus $135,000
4. 2021-04-26
   soldstatus $135,000

   Show marketing remark (347 chars)

   Welcome Home! This exceptionally well maintained brick home features a large corner lot with fenced back yard, gorgeous hardwood floors, large kitchen. Beautiful picture window overlooking the front yard. Newer Windows, metal roof, central HVAC. Garage Door opener and counter mount microwave less than a year old. Call for your appointment today.

5. 2021-02-15
   listed $135,000

   Show marketing remark (347 chars)

   Welcome Home! This exceptionally well maintained brick home features a large corner lot with fenced back yard, gorgeous hardwood floors, large kitchen. Beautiful picture window overlooking the front yard. Newer Windows, metal roof, central HVAC. Garage Door opener and counter mount microwave less than a year old. Call for your appointment today.

6. 2020-04-14
   soldstatus $110,000
7. 2020-03-20
   soldstatus $110,000
8. 2020-03-20
   soldstatus $110,000
9. 2020-01-30
   listed $115,000
10. 2020-01-30
    listed $115,000
11. 2018-02-22
    soldstatus $86,000
12. 2018-02-22
    soldstatus $86,000
13. 2018-02-22
    soldstatus $86,000
14. 2017-12-19
    listed $88,000
15. 2017-11-30
    listed $88,000
16. 2005-08-19
    soldstatus $91,000

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$360/yr (+$30/mo · 25.5%)

ⓘ 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 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: $18,732
• − Mortgage interest: −$10,805
• − Property taxes: −$1,414
• − Insurance: −$964
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$5,612
• Taxable loss: −$3,061
• Est. tax savings @ 24.0%: +$735
• After-tax cash flow: $1,015/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

+114.3% since first listed

18 events — show timeline

• 2026-06-17 Sold (MLS) $195,000 CGMLS
• 2026-05-21 Pending — CGMLS
• 2026-04-23 Listed $192,900 CGMLS
• 2026-02-07 Price Changed $195,000 CGMLS
• 2021-05-07 Sold (Public Records) $135,000 Public Records
• 2021-04-26 Sold (MLS) $135,000 CGMLS
• 2021-02-15 Listed $135,000 CGMLS
• 2020-04-14 Sold (Public Records) $110,000 Public Records
• 2020-03-20 Sold (MLS) $110,000 GAMLS
• 2020-03-20 Sold (MLS) $110,000 CGMLS
• 2020-01-30 Listed $115,000 GAMLS
• 2020-01-30 Listed $115,000 CGMLS
• 2018-02-22 Sold (Public Records) $86,000 Public Records
• 2018-02-22 Sold (MLS) $86,000 CGMLS
• 2018-02-22 Sold (MLS) $86,000 MGMLS
• 2017-12-19 Listed $88,000 MGMLS
• 2017-11-30 Listed $88,000 CGMLS
• 2005-08-19 Sold (Public Records) $91,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,414 · +9.8% YoY. Source: county tax records.