214 Rio Pinar Dr · Warner Robins, GA 31088

$249,000

3 bd · 3.0 ba · 1,947 sqft · SingleFamily public records · 5 Days on market

Built 1979 1.50 ac lot $128/sqft · 6% below area Est $266k · 6% under

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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 +11.1/30.0
• ARV discount +10.4/15.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking in Warner Robins! Tucked away on 1.5 wooded acres, this 3 bedroom, 2 bath fixer-upper is full of potential and ready for your vision. Inside, you'll find a spacious living room with a fireplace and soaring cathedral ceilings, plus a striking wide staircase leading to the upstairs bedrooms with a catwalk overlooking the main living area. The partial finished walkout basement offers even more space to customize--and features its own fireplace for added charm. Outside, the property includes an attached carport with storage and a detached 2-car garage, giving you plenty of room for vehicles, tools, or hobbies. Major updates have already begun with HVAC replaced in 2023. Whether you're looking to renovate and make it your own or invest in your next project, this property offers the space, setting, and character to make it shine.

Key facts

• Walkout basement
• Wooded acres
• Spacious living room

Tags

• WOODED ACRES
• SPACIOUS LIVING ROOM
• FIREPLACE
• WALKOUT BASEMENT
• DETACHED GARAGE

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Living area reported as 1,947 total square feet (1,353 above grade, 594 below grade)
• HOA & community: No HOA; No community features listed

Exterior

• Parking: Attached garage; Detached garage; Carport; Total parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence (house); Resale property; Built in 1979; Two-story; Subdivision: Rio Pinar; Facing/directions available: Watson Blvd to South on Tom Chapman Blvd, left on Rio Pinar; house is on left
• Construction: Wood siding; Composition roof; Year built 1979
• Exterior features: Deck; Lot approximately 1.5 acres; No specific lot amenities listed

Interior

• Kitchen: Dishwasher; Microwave; Breakfast area; Breakfast bar
• Bedrooms: 3 bedrooms (1 on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Split bedroom floor plan; Two levels; Basement with partial finish and exterior entry; Two fireplaces
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (25.4% below list).
• Recommended offer: $186k (25.4% below list) — sets the bar for 1% rule.

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: Quail Run Elementary School (math 58% / reading 53%, grade C, #173 of 1,228 statewide, top 14%, 641 students, 50% FRL); Thomson Middle School (math 29% / reading 34%, grade F, #234 of 470 statewide, top 50%, 736 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 73% FRL vs 46% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 286 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $2k of loan paydown is wiped out by about $7k 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 5 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 68% 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 $185,873 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (median comp): $266,014
• List price: $249,000
• Delta: -6.40%
• 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
315 Lasso Dr	0.27mi	3/2.0	1,671 (-14%)	3mo	$275,000	$165	58
307 Pheasant Ridge Dr	0.50mi	3/2.0	2,139 (+10%)	2mo	$299,900	$140	54
319 Smithville Church Rd	0.50mi	3/2.0	2,154 (+11%)	1mo	$265,000	$123	54
112 Black Birch Ln	0.72mi	4/2.0 (+1)	1,943 (-0%)	4mo	$355,569	$183	54
115 Black Birch Ln	0.75mi	4/2.0 (+1)	1,907 (-2%)	2mo	$348,981	$183	51
114 Black Birch Ln	0.72mi	4/2.0 (+1)	2,000 (+3%)	2mo	$366,000	$183	51
104 Black Birch Ln	0.72mi	4/2.0 (+1)	2,000 (+3%)	3mo	$366,000	$183	50
110 Black Birch Ln	0.73mi	4/2.0 (+1)	2,000 (+3%)	3mo	$366,000	$183	50
109 Black Birch Ln	0.75mi	4/2.0 (+1)	2,000 (+3%)	5mo	$373,000	$187	48
119 Black Birch Ln	0.74mi	4/2.0 (+1)	1,888 (-3%)	5mo	$345,504	$183	47
102 Black Birch Lane Ln	0.72mi	4/3.0 (+1)	2,222 (+14%)	3mo	$406,626	$183	35
117 Black Birch Ln	0.74mi	4/3.0 (+1)	2,222 (+14%)	3mo	$406,626	$183	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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-49,263
• Equity at exit: $37,127

10-year hold

• IRR: -16.7%
• Equity multiple: 0.12×
• Total profit: $-61,203
• Equity at exit: $21,529

Cash invested: $69,720 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$159 /mo · $1,911/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-100

Break-even live

Break-even rent $1,986

Max offer price $231,267

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-30	+0% $-100	+5% $-171	+10% $-241
Rent	-10% $-247	-5% $-174	+0% $-100	+5% $-27	+10% $46
Rate	-1.0pp $25	-0.5pp $-37	base $-100	+0.5pp $-165	+1.0pp $-231

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Tom Chapman Blvd Warner Robins, GA	1.0–3.0	1.0–2.0	1066	$1,632	$1.53	14d	10	0.53mi
407 Smoke Rise Dr Warner Robins, GA	4.0	2.5	2239	$2,300	$1.03	14d	1	0.70mi
107 Barrington Pl N Warner Robins, GA	3.0	2.0	1780	$1,800	$1.01	44d	1	0.76mi
321 Deerfield Cir Warner Robins, GA	2.0	2.0	1326	$1,650	$1.24	14d	1	0.84mi
206 Beau Claire Cir Byron, GA	4.0	3.0	2145	$1,950	$0.91	44d	1	1.09mi
1485 Leverette Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1144	$1,804	$1.58	14d	13	1.09mi
800 Gunn Rd Centerville, GA	1.0–3.0	1.0–2.0	1100	$1,715	$1.56	14d	2	1.15mi
114 Tahoe Ln Warner Robins, GA	3.0	2.0	1349	$1,800	$1.33	44d	1	1.19mi
213 Merlot Dr Byron, GA	2.0	2.0	1632	$1,500	$0.92	44d	1	1.30mi
100 Place Dr Byron, GA	1.0–3.0	1.0–2.0	1099	$1,925	$1.75	14d	41	1.34mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	21d	1	1.34mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	44d	1	1.34mi
205 Fall Harvest Centerville, GA	3.0	2.0	2259	$2,350	$1.04	44d	1	1.35mi
205 Fall Harvest Centerville, GA	3.0	2.0	2259	$2,350	$1.04	21d	1	1.35mi
415 Covington Cv Byron, GA	4.0	2.0	1472	$1,820	$1.24	14d	1	1.43mi

Listing history 6 events

1. 2026-05-06
   historical Active Under Contract 859-char remark

   Show marketing remark (876 chars)

   Opportunity is knocking in Warner Robins! Tucked away on 1.5 wooded acres, this 3 bedroom, 2 bath fixer-upper is full of potential and ready for your vision. Inside, you’ll find a spacious living room with a fireplace and soaring cathedral ceilings, plus a striking wide staircase leading to the upstairs bedrooms with a catwalk overlooking the main living area. The partial finished walkout basement offers even more space to customize—and features its own fireplace for added charm. Outside, the property includes an attached carport with storage and a detached 2-car garage, giving you plenty of room for vehicles, tools, or hobbies. Major updates have already begun with HVAC replaced in 2023. Whether you’re looking to renovate and make it your own or invest in your next project, this property offers the space, setting, and character to make it shine.

2. 2026-05-06
   status Under Contract 861-char remark

   Show marketing remark (876 chars)

   Opportunity is knocking in Warner Robins! Tucked away on 1.5 wooded acres, this 3 bedroom, 2 bath fixer-upper is full of potential and ready for your vision. Inside, you’ll find a spacious living room with a fireplace and soaring cathedral ceilings, plus a striking wide staircase leading to the upstairs bedrooms with a catwalk overlooking the main living area. The partial finished walkout basement offers even more space to customize—and features its own fireplace for added charm. Outside, the property includes an attached carport with storage and a detached 2-car garage, giving you plenty of room for vehicles, tools, or hobbies. Major updates have already begun with HVAC replaced in 2023. Whether you’re looking to renovate and make it your own or invest in your next project, this property offers the space, setting, and character to make it shine.

3. 2026-05-06
   status Pending

   Show marketing remark (876 chars)

   Opportunity is knocking in Warner Robins! Tucked away on 1.5 wooded acres, this 3 bedroom, 2 bath fixer-upper is full of potential and ready for your vision. Inside, you’ll find a spacious living room with a fireplace and soaring cathedral ceilings, plus a striking wide staircase leading to the upstairs bedrooms with a catwalk overlooking the main living area. The partial finished walkout basement offers even more space to customize—and features its own fireplace for added charm. Outside, the property includes an attached carport with storage and a detached 2-car garage, giving you plenty of room for vehicles, tools, or hobbies. Major updates have already begun with HVAC replaced in 2023. Whether you’re looking to renovate and make it your own or invest in your next project, this property offers the space, setting, and character to make it shine.

4. 2026-05-01
   listed $249,000 Active 859-char remark

   Show marketing remark (876 chars)

   Opportunity is knocking in Warner Robins! Tucked away on 1.5 wooded acres, this 3 bedroom, 2 bath fixer-upper is full of potential and ready for your vision. Inside, you’ll find a spacious living room with a fireplace and soaring cathedral ceilings, plus a striking wide staircase leading to the upstairs bedrooms with a catwalk overlooking the main living area. The partial finished walkout basement offers even more space to customize—and features its own fireplace for added charm. Outside, the property includes an attached carport with storage and a detached 2-car garage, giving you plenty of room for vehicles, tools, or hobbies. Major updates have already begun with HVAC replaced in 2023. Whether you’re looking to renovate and make it your own or invest in your next project, this property offers the space, setting, and character to make it shine.

5. 2026-05-01
   listed $249,000 Active

   Show marketing remark (876 chars)

   Opportunity is knocking in Warner Robins! Tucked away on 1.5 wooded acres, this 3 bedroom, 2 bath fixer-upper is full of potential and ready for your vision. Inside, you’ll find a spacious living room with a fireplace and soaring cathedral ceilings, plus a striking wide staircase leading to the upstairs bedrooms with a catwalk overlooking the main living area. The partial finished walkout basement offers even more space to customize—and features its own fireplace for added charm. Outside, the property includes an attached carport with storage and a detached 2-car garage, giving you plenty of room for vehicles, tools, or hobbies. Major updates have already begun with HVAC replaced in 2023. Whether you’re looking to renovate and make it your own or invest in your next project, this property offers the space, setting, and character to make it shine.

6. 2026-04-28
   listed $249,000 New 861-char remark

ⓘ 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: $1,911 · $159/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$380/yr (+$32/mo · 19.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,305
• − Mortgage interest: −$13,948
• − Property taxes: −$1,911
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$7,244
• Taxable loss: −$5,611
• Est. tax savings @ 24.0%: +$1,347
• After-tax cash flow: $142/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

• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-06 Contingent — MGMLS
• 2026-05-06 Pending — GAMLS
• 2026-05-06 Pending — CGMLS
• 2026-05-01 Listed $249,000 CGMLS
• 2026-05-01 Listed $249,000 MGMLS
• 2026-04-28 Listed $249,000 GAMLS

Property tax history

+3.8%/yr

Latest (2025): $1,911 · +7.0% YoY. Source: county tax records.