504 Angus Blvd · Warner Robins, GA 31088

$187,000

3 bd · 2.5 ba · 1,550 sqft · SingleFamily public records · 8 Days on market

Built 1978 0.27 ac lot Est $208k · 10% under

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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 +18.9/30.0
• ARV discount +12.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• 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

Listing remarks MLS

Welcome home to this beautifully renovated 3-bedroom, 2-bath home offering character, charm, and an incredible value at just $187,000! From the moment you walk in, you’ll love the soaring ceilings in the living room, the abundance of natural light pouring through the windows, and the cozy fireplace that creates the perfect gathering space. One of the home’s most unique features is the upstairs balcony overlooking the main living area, adding both charm and an open, airy feel you don’t often find at this price point. The recent renovations give the home a fresh, updated feel while still keeping its warmth and personality intact. Step outside and you’ll find two backyard sheds, giving you plenty of storage, workshop space, or room for hobbies and projects. Built in 1978, this home blends timeless character with modern updates in all the right ways. Homes with this much style, space, and natural light at this price are hard to find in Warner Robins. Whether you’re a first-time buyer, downsizing, or simply looking for a move-in ready home with standout features, this one is worth seeing in person before it’s gone!

Key facts

• Upstairs balcony
• Two backyard sheds
• 0.27 acre lot

Tags

• UPSTAIRS BALCONY
• TWO BACKYARD SHEDS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage with garage door opener
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Sewer connected; Water available
• Home design: Single-family house; Two levels; Residential resale
• Construction: Built in 1978; Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Kitchen with laundry area
• Bedrooms: 3 bedrooms (1 on the main level)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central electric heating; Central air; Ceiling fans
• Interior features: Beamed ceilings; Bookcases; High ceilings; Split bedroom plan; Tile bath; Vaulted ceilings; Walk-in closets; Family room; Crawl space basement; One fireplace
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $171k (8.7% below list).
• Recommended offer: $171k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Russell Elementary School (math 51% / reading 41%, grade D-, #316 of 1,228 statewide, top 26%, 645 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 30% 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; 32 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.
• Current owner paid $135k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $170,676 (8.7% below list)

Questions for the listing agent

1. Built in 1978 — 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: 0.91% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $207,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Windsor Dr	0.35mi	3/2.0	1,445 (-7%)	3mo	$180,000	$125	68
111 Turtle Creek Dr	0.66mi	3/2.0	1,542 (-0%)	2mo	$230,000	$149	65
217 Windsor Dr	0.23mi	3/2.0	1,352 (-13%)	4mo	$168,000	$124	63
107 Melody Ln	0.12mi	4/2.5 (+1)	1,332 (-14%)	4mo	$180,000	$135	62
113 Woodfield Dr	0.51mi	3/2.0	1,432 (-8%)	1mo	$215,000	$150	61
209 Tracy Ter	0.68mi	4/2.0 (+1)	1,535 (-1%)	2mo	$205,000	$134	58
77 Oliver Dr	0.44mi	3/2.0	1,760 (+14%)	3mo	$200,000	$114	52
216 Self St	0.74mi	4/2.0 (+1)	1,576 (+2%)	5mo	$201,900	$128	51
616 Woods Edge Way	0.47mi	4/2.0 (+1)	1,750 (+13%)	3mo	$284,000	$162	47
127 Sonja Dr	0.65mi	3/2.0	1,352 (-13%)	6mo	$198,000	$146	41
212 Palomino Ln	0.68mi	3/1.5	1,352 (-13%)	4mo	$120,000	$89	39
211 Palomino Ln	0.71mi	4/2.0 (+1)	1,378 (-11%)	4mo	$171,000	$124	39

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-20,339
• Equity at exit: $27,882

10-year hold

• IRR: -3.4%
• Equity multiple: 0.79×
• Total profit: $-11,146
• Equity at exit: $16,168

Cash invested: $52,360 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$981
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $193

Break-even live

Break-even rent $1,463

Max offer price $187,000

Occupancy floor 84%

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	44d	1	0.25mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	44d	1	0.28mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	13d	1	0.28mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	21d	1	0.37mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	13d	1	0.37mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	44d	1	0.40mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	21d	1	0.40mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	13d	34	0.51mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	13d	1	0.52mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	21d	1	0.52mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	44d	1	0.82mi
642 Maplewood Dr Bonaire, GA	3.0	2.0	1100	$1,400	$1.27	44d	1	0.83mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	44d	1	0.86mi
627 Maplewood Dr Bonaire, GA	3.0	2.0	1080	$975	$0.90	21d	1	0.90mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	21d	1	1.00mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	44d	1	1.00mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	13d	23	1.00mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	44d	1	1.04mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	13d	11	1.07mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	1.09mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	13d	1	1.10mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	44d	1	1.13mi
120 Chadwyck Cir Bonaire, GA	3.0	2.0	1266	$1,650	$1.30	21d	1	1.18mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	13d	15	1.20mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	44d	1	1.22mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	21d	1	1.22mi
210 Strawbridge Ln Bonaire, GA	3.0	2.0	1214	$1,600	$1.32	21d	1	1.22mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	21d	1	1.28mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	44d	1	1.28mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	13d	1	1.37mi
113 Gray Fox Xing Bonaire, GA	4.0	2.0	1717	$2,200	$1.28	21d	1	1.39mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	44d	1	1.47mi

Listing history 5 events

1. 2026-05-20
   listed $187,000 Active 1163-char remark

   Show marketing remark (1163 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home offering character, charm, and an incredible value at just $187,000! From the moment you walk in, you’ll love the soaring ceilings in the living room, the abundance of natural light pouring through the windows, and the cozy fireplace that creates the perfect gathering space. One of the home’s most unique features is the upstairs balcony overlooking the main living area, adding both charm and an open, airy feel you don’t often find at this price point. The recent renovations give the home a fresh, updated feel while still keeping its warmth and personality intact. Step outside and you’ll find two backyard sheds, giving you plenty of storage, workshop space, or room for hobbies and projects. Built in 1978, this home blends timeless character with modern updates in all the right ways. Homes with this much style, space, and natural light at this price are hard to find in Warner Robins. Whether you’re a first-time buyer, downsizing, or simply looking for a move-in ready home with standout features, this one is worth seeing in person before it’s gone!

2. 2026-05-20
   listed $187,000 New

   Show marketing remark (1163 chars)

   Welcome home to this beautifully renovated 3-bedroom, 2-bath home offering character, charm, and an incredible value at just $187,000! From the moment you walk in, you’ll love the soaring ceilings in the living room, the abundance of natural light pouring through the windows, and the cozy fireplace that creates the perfect gathering space. One of the home’s most unique features is the upstairs balcony overlooking the main living area, adding both charm and an open, airy feel you don’t often find at this price point. The recent renovations give the home a fresh, updated feel while still keeping its warmth and personality intact. Step outside and you’ll find two backyard sheds, giving you plenty of storage, workshop space, or room for hobbies and projects. Built in 1978, this home blends timeless character with modern updates in all the right ways. Homes with this much style, space, and natural light at this price are hard to find in Warner Robins. Whether you’re a first-time buyer, downsizing, or simply looking for a move-in ready home with standout features, this one is worth seeing in person before it’s gone!

3. 2021-07-29
   soldstatus $135,000
4. 2021-07-26
   soldstatus $135,000 133-char remark

   Show marketing remark (133 chars)

   A place to call home! You will fall in love with this cute little 3bed 2bath home located just minutes from RAFB, I-75 and much more.

5. 2021-07-03
   listed $135,000 133-char remark

   Show marketing remark (133 chars)

   A place to call home! You will fall in love with this cute little 3bed 2bath home located just minutes from RAFB, I-75 and much more.

ⓘ 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: $1,164 · $97/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$556/yr (+$46/mo · 47.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 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: $20,481
• − Mortgage interest: −$10,475
• − Property taxes: −$1,164
• − Insurance: −$935
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,440
• Taxable loss: −$810
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $2,507/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

+38.5% since first listed

5 events — show timeline

• 2026-05-20 Listed $187,000 GAMLS
• 2026-05-20 Listed $187,000 CGMLS
• 2021-07-29 Sold (Public Records) $135,000 Public Records
• 2021-07-26 Sold (MLS) $135,000 CGMLS
• 2021-07-03 Listed $135,000 CGMLS

Property tax history

+4.5%/yr

Latest (2025): $1,164 · +0.7% YoY. Source: county tax records.