120 Sasser Dr · Warner Robins, GA 31005

$150,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 1 Days on market

Built 1961 0.34 ac lot $122/sqft · 43% below area Est $263k · 43% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as a button! Great starter home or investment property! Features 3 bedrooms, 2 baths, 1,232 sq ft. , 1 car garage, fenced in front yard, large back yard with large back deck. Updated kitchen and baths, freshly painted, new flooring and move in ready! Includes all kitchen appliances refrigerator, dishwasher, microwave and gas range. Conveniently located to schools, shopping and Robins Air Force Base. Great schools: Hilltop Elem, Bonaire Middle and Veterans HS. County Taxes only $541.87 yr.

Key facts

• 0.34 acre lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.9% 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 fast (+4.5%/yr); 241 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $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 + 4.5% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $96k; list at $150k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1961 — 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 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: 1.37% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.02%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (median comp): $262,716
• List price: $150,000
• Delta: -42.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Howley Rd	0.23mi	3/2.0	1,248 (+1%)	14mo	$218,000	$175	75
100 Sasser Dr	0.19mi	3/2.0	1,366 (+11%)	5mo	$240,000	$176	69
102 Sasser Dr	0.17mi	3/2.0	1,366 (+11%)	12mo	$235,000	$172	64
120 Taylor Woods Ct	0.27mi	3/2.0	1,344 (+9%)	10mo	$225,000	$167	64
121 Ledford Way	0.47mi	3/2.0	1,306 (+6%)	22mo	$229,900	$176	49
230 Williams Dr	0.51mi	3/2.0	1,381 (+12%)	15mo	$242,500	$176	44
122 Heard Dr	0.32mi	3/1.5	1,075 (-13%)	23mo	$218,500	$203	43

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.56×
• Total profit: $23,498
• Equity at exit: $22,365

10-year hold

• IRR: 23.6%
• Equity multiple: 3.18×
• Total profit: $91,389
• Equity at exit: $12,969

Cash invested: $42,000 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 241
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,058 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $701

Break-even live

Break-even rent $1,171

Max offer price $150,000

Occupancy floor 61%

Sensitivity live

Price	-10% $786	-5% $743	+0% $701	+5% $658	+10% $616
Rent	-10% $538	-5% $619	+0% $701	+5% $782	+10% $863
Rate	-1.0pp $776	-0.5pp $739	base $701	+0.5pp $662	+1.0pp $622

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Alton Tucker SR Blvd Bonaire, GA	3.0	2.0	1344	$2,195	$1.63	45d	1	0.23mi
203 1st St Bonaire, GA	3.0	2.0	1080	$1,400	$1.30	22d	1	0.97mi
106 Lions Gate Bonaire, GA	3.0	2.0	1159	$1,600	$1.38	45d	1	1.20mi

Listing history 17 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   statusdays on marketlisting id $150,000 New 1 DOM
3. 2026-05-12
   listed $150,000 Active 598-char remark
4. 2022-08-09
   status Under Contract
5. 2022-08-09
   historical
6. 2022-08-04
   listed $139,900 New
7. 2019-11-21
   soldstatus $96,500
8. 2019-10-31
   soldstatus $96,500

   Show marketing remark (503 chars)

   Cute as a button! Great starter home or investment property! Features 3 bedrooms, 2 baths, 1,232 sq ft. , 1 car garage, fenced in front yard, large back yard with large back deck. Updated kitchen and baths, freshly painted, new flooring and move in ready! Includes all kitchen appliances refrigerator, dishwasher, microwave and gas range. Conveniently located to schools, shopping and Robins Air Force Base. Great schools: Hilltop Elem, Bonaire Middle and Veterans HS. County Taxes only $541.87 yr.

9. 2019-10-31
   soldstatus $96,500

   Show marketing remark (503 chars)

   Cute as a button! Great starter home or investment property! Features 3 bedrooms, 2 baths, 1,232 sq ft. , 1 car garage, fenced in front yard, large back yard with large back deck. Updated kitchen and baths, freshly painted, new flooring and move in ready! Includes all kitchen appliances refrigerator, dishwasher, microwave and gas range. Conveniently located to schools, shopping and Robins Air Force Base. Great schools: Hilltop Elem, Bonaire Middle and Veterans HS. County Taxes only $541.87 yr.

10. 2019-09-14
    listed $96,500

    Show marketing remark (503 chars)

    Cute as a button! Great starter home or investment property! Features 3 bedrooms, 2 baths, 1,232 sq ft. , 1 car garage, fenced in front yard, large back yard with large back deck. Updated kitchen and baths, freshly painted, new flooring and move in ready! Includes all kitchen appliances refrigerator, dishwasher, microwave and gas range. Conveniently located to schools, shopping and Robins Air Force Base. Great schools: Hilltop Elem, Bonaire Middle and Veterans HS. County Taxes only $541.87 yr.

11. 2019-09-14
    listed $96,500

    Show marketing remark (503 chars)

    Cute as a button! Great starter home or investment property! Features 3 bedrooms, 2 baths, 1,232 sq ft. , 1 car garage, fenced in front yard, large back yard with large back deck. Updated kitchen and baths, freshly painted, new flooring and move in ready! Includes all kitchen appliances refrigerator, dishwasher, microwave and gas range. Conveniently located to schools, shopping and Robins Air Force Base. Great schools: Hilltop Elem, Bonaire Middle and Veterans HS. County Taxes only $541.87 yr.

12. 2019-01-21
    soldstatus $950
13. 2019-01-05
    listed $95,000
14. 2015-08-18
    soldstatus $58,000
15. 2015-08-17
    soldstatus $58,000
16. 2015-07-25
    listed $58,000
17. 2005-05-27
    soldstatus $54,000

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$465/yr (+$39/mo · 50.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $24,699
• − Mortgage interest: −$8,402
• − Property taxes: −$915
• − Insurance: −$750
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$4,364
• Taxable income: $6,316
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $6,892/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): 22,063
• Household income: $110,461
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 212.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 11% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Salvadoran 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▼ -43.85%
• Current HPI: 213.0605
• Rent YoY: ▲ 4.53%
• 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

+159.1% since first listed

14 events — show timeline

• 2022-08-09 Pending — GAMLS
• 2022-08-09 Listing Removed — GAMLS
• 2022-08-04 Listed $139,900 GAMLS
• 2019-11-21 Sold (Public Records) $96,500 Public Records
• 2019-10-31 Sold (MLS) $96,500 GAMLS
• 2019-10-31 Sold (MLS) $96,500 CGMLS
• 2019-09-14 Listed $96,500 GAMLS
• 2019-09-14 Listed $96,500 CGMLS
• 2019-01-21 Sold (MLS) $950 CGMLS
• 2019-01-05 Listed $95,000 CGMLS
• 2015-08-18 Sold (Public Records) $58,000 Public Records
• 2015-08-17 Sold (MLS) $58,000 CGMLS
• 2015-07-25 Listed $58,000 CGMLS
• 2005-05-27 Sold (Public Records) $54,000 Public Records

Property tax history

+9.4%/yr

Latest (2023): $915 · +8.9% YoY. Source: county tax records.