315 Donna Dr · Warner Robins, GA 31088

$225,000

4 bd · 2.5 ba · 2,050 sqft · SingleFamily public records · 31 Days on market

Built 1975 10,454 sqft lot Est $236k · 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 +14.3/30.0
• ARV discount +9.6/15.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home in established neighborhood. One owner home. Lots of space inside and out. 4 bedrooms with 2.5 baths. Beautiful backyard with mature landscaping. Roof is within the last 8 years per owner. HVAC is 4-5 years

Key facts

• One owner home
• Mature landscaping
• Beautiful backyard

Tags

• ESTABLISHED NEIGHBORHOOD
• BEAUTIFUL BACKYARD
• MATURE LANDSCAPING
• ONE OWNER HOME

Property features AI

Finance

• Other: Property located at 315 Donna Dr, Warner Robins, GA 31088; Lot size about 0.24 acres
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA

Exterior

• Parking: Attached garage with space for 2 vehicles
• Security: No community features or association-provided security
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family house; Residential property; Resale; Three or more stories
• Construction: Built in 1975; Brick and vinyl siding exterior; Composition roof; Building area approx. 2050 square feet
• Exterior features: Lot features: Other

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Other interior features; Three or more levels; No basement; No fireplaces
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $40 ($476/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 $178k (20.9% below list).
• Recommended offer: $178k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 286 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 31 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 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 wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,872 (20.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 0.79% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $235,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Tracy Ter	0.30mi	4/2.5	1,831 (-11%)	1mo	$181,000	$99	68
503 Todd Cir	0.36mi	4/2.0	1,919 (-6%)	5mo	$220,000	$115	67
515 Kimberly Rd	0.56mi	4/2.5	2,144 (+5%)	2mo	$236,600	$110	65
213 Self St	0.46mi	4/2.0	2,202 (+7%)	2mo	$245,000	$111	62
113 Colonial Rd	0.30mi	3/2.5 (-1)	1,892 (-8%)	8mo	$226,000	$119	62
82 Oliver Dr	0.45mi	3/2.0 (-1)	1,873 (-9%)	3mo	$215,000	$115	55
215 Kimberly Rd	0.46mi	3/2.0 (-1)	1,856 (-10%)	4mo	$205,000	$110	52
625 Todd Cir	0.57mi	3/2.0 (-1)	1,876 (-8%)	1mo	$250,000	$133	51
273 Lakeshore Drive Dr	0.71mi	3/2.5 (-1)	2,176 (+6%)	1mo	$299,900	$138	51
77 Oliver Dr	0.43mi	3/2.0 (-1)	1,760 (-14%)	3mo	$200,000	$114	47
104 Oak Forest Ct	0.59mi	4/2.0	1,794 (-12%)	5mo	$230,000	$128	45
207 Atrium Ct	0.59mi	3/2.0 (-1)	1,759 (-14%)	8mo	$220,000	$125	35

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-36,373
• Equity at exit: $33,548

10-year hold

• IRR: -10.6%
• Equity multiple: 0.39×
• Total profit: $-38,171
• Equity at exit: $19,454

Cash invested: $63,000 (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 31088

• Rents YoY: 1.7%
• Active inventory: 286
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $40

Break-even live

Break-even rent $1,729

Max offer price $225,000

Occupancy floor 93%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	13d	1	0.55mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	43d	1	0.56mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	21d	1	0.56mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	0.56mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	13d	1	0.57mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	21d	1	0.57mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	13d	1	0.89mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	43d	1	1.06mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	21d	1	1.06mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	43d	1	1.06mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	43d	1	1.07mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	13d	1	1.07mi

Listing history 19 events

1. 2026-06-19
   days on market $225,000 Active 31 DOM
2. 2026-06-18
   days on market $225,000 Active 30 DOM
3. 2026-06-17
   days on market $225,000 Active 29 DOM
4. 2026-06-16
   days on market $225,000 Active 28 DOM
5. 2026-06-15
   days on market $225,000 Active 27 DOM
6. 2026-06-14
   days on market $225,000 Active 25 DOM
7. 2026-06-13
   days on market $225,000 Active 24 DOM
8. 2026-06-10
   days on market $225,000 Active 22 DOM
9. 2026-06-09
   days on market $225,000 Active 21 DOM
10. 2026-06-08
    days on market $225,000 Active 20 DOM
11. 2026-06-07
    statusdays on market $225,000 Active 19 DOM
12. 2026-06-05
    pricedays on market $225,000 Price Change 16 DOM
13. 2026-06-03
    pricestatusdays on market $220,000 Price Change 15 DOM
14. 2026-06-02
    statusdays on market $230,000 Active 14 DOM
15. 2026-06-01
    days on market $230,000 New 13 DOM
16. 2026-05-31
    days on market $230,000 New 12 DOM
17. 2026-05-30
    days on market $230,000 New 11 DOM
18. 2026-05-19
    listed $230,000 Active 227-char remark

    Show marketing remark (227 chars)

    Well maintained home in established neighborhood. One owner home. Lots of space inside and out. 4 bedrooms with 2.5 baths. Beautiful backyard with mature landscaping. Roof is within the last 8 years per owner. HVAC is 4-5 years

19. 2026-05-19
    listed $230,000 New

    Show marketing remark (227 chars)

    Well maintained home in established neighborhood. One owner home. Lots of space inside and out. 4 bedrooms with 2.5 baths. Beautiful backyard with mature landscaping. Roof is within the last 8 years per owner. HVAC is 4-5 years

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$968/yr (+$81/mo · 87.8%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $21,345
• − Mortgage interest: −$12,603
• − Property taxes: −$1,102
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$6,545
• Taxable loss: −$3,447
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $1,303/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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $230,000 GAMLS
• 2026-05-19 Listed $230,000 CGMLS

Property tax history

+4.1%/yr

Latest (2024): $1,102 · +83.3% YoY. Source: county tax records.