327 Bonnie Dr · Warner Robins, GA 31088

$195,000

3 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 6 Days on market

Built 1987 0.31 ac lot Est $212k · 8% 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 +16.7/30.0
• ARV discount +11.1/15.0
• DSCR +5.2/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks. .. .. Great location, tremendous floor plan, new kitchen, fresh paint new roof March of 2026 and just a little more TLC needed. Come see and fall in love!

Key facts

• New kitchen
• Fresh paint
• Great location

Tags

• GREAT LOCATION
• NEW KITCHEN
• FRESH PAINT

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding and brick exterior; Slab foundation
• Exterior features: Screened patio/porch; Fenced yard; Outbuilding

Interior

• Kitchen: Disposal; Dishwasher; Refrigerator; Range
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Blinds; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $169k (13.3% below list).
• Recommended offer: $169k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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); 294 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $73k; list at $195k implies a 166% gain — meaningful room to come down on a strong offer.

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 $168,994 (13.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $211,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Woodfield Dr	0.18mi	3/2.0	1,432 (-12%)	1mo	$215,000	$150	72
114 Windsor Dr	0.32mi	3/2.0	1,445 (-11%)	3mo	$180,000	$125	65
117 Cobblestone Ln	0.64mi	2/2.0 (-1)	1,597 (-1%)	7mo	$209,900	$131	57
209 Tracy Ter	0.61mi	4/2.0 (+1)	1,535 (-5%)	2mo	$205,000	$134	56
77 Oliver Dr	0.57mi	3/2.0	1,760 (+9%)	3mo	$200,000	$114	56
102 Williamsburg Ave	0.68mi	2/2.0 (-1)	1,702 (+5%)	4mo	$185,000	$109	52
104 Jamestown Dr	0.69mi	2/2.0 (-1)	1,575 (-3%)	9mo	$207,900	$132	51
305 Overlook Dr	0.67mi	3/2.0	1,745 (+8%)	8mo	$250,000	$143	49
116 Lake Pointe Dr	0.56mi	2/2.0 (-1)	1,412 (-13%)	9mo	$164,900	$117	40
215 Kimberly Rd	0.70mi	3/2.0	1,856 (+15%)	4mo	$205,000	$110	39
314 Creek Ridge Dr	0.62mi	4/2.0 (+1)	1,824 (+13%)	8mo	$322,500	$177	39
204 Randy Cir	0.67mi	3/1.5	1,380 (-15%)	8mo	$145,000	$105	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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-26,091
• Equity at exit: $29,075

10-year hold

• IRR: -6.6%
• Equity multiple: 0.60×
• Total profit: $-21,831
• Equity at exit: $16,860

Cash invested: $54,600 (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: 294
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $122

Break-even live

Break-even rent $1,535

Max offer price $195,000

Occupancy floor 88%

Sensitivity live

Price	-10% $233	-5% $178	+0% $122	+5% $67	+10% $12
Rent	-10% $-11	-5% $56	+0% $122	+5% $189	+10% $256
Rate	-1.0pp $221	-0.5pp $172	base $122	+0.5pp $72	+1.0pp $20

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	14d	34	0.24mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	22d	1	0.25mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	45d	1	0.25mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	45d	1	0.41mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	14d	1	0.41mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	45d	1	0.41mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	45d	1	0.42mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	22d	1	0.59mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	45d	1	0.59mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	22d	1	0.60mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	14d	1	0.60mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	14d	1	0.71mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	22d	1	0.71mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	45d	1	0.73mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	45d	1	0.76mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	14d	15	0.79mi
642 Maplewood Dr Bonaire, GA	3.0	2.0	1100	$1,400	$1.27	45d	1	0.97mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	45d	1	1.03mi
627 Maplewood Dr Bonaire, GA	3.0	2.0	1080	$975	$0.90	22d	1	1.05mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	22d	1	1.22mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	14d	1	1.23mi
101 Raintree Dr Warner Robins, GA	3.0	2.0	2062	$2,250	$1.09	22d	1	1.26mi
210 Strawbridge Ln Bonaire, GA	3.0	2.0	1214	$1,600	$1.32	22d	1	1.34mi
120 Chadwyck Cir Bonaire, GA	3.0	2.0	1266	$1,650	$1.30	22d	1	1.37mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	45d	1	1.37mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	22d	1	1.37mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	14d	23	1.40mi
113 Gray Fox Xing Bonaire, GA	4.0	2.0	1717	$2,200	$1.28	22d	1	1.42mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	45d	1	1.47mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	14d	11	1.48mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	45d	1	1.50mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	22d	1	1.50mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $195,000 Pending 6 DOM
2. 2026-06-10
   days on market $195,000 Active 5 DOM
3. 2026-06-09
   days on market $195,000 Active 4 DOM
4. 2026-06-09
   remarks 174-char remark
5. 2026-06-08
   days on market $195,000 Active 3 DOM
6. 2026-06-07
   remarks 151-char remark
7. 2026-06-07
   listed $195,000 Active 2 DOM

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$489/yr (+$41/mo · 37.4%)

ⓘ 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 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: $20,279
• − Mortgage interest: −$10,923
• − Property taxes: −$1,305
• − Insurance: −$975
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,673
• Taxable loss: −$1,842
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,911/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

+166.2% since first listed

2 events — show timeline

• 2026-06-05 Listed $195,000 CGMLS
• 1987-07-08 Sold (Public Records) $73,250 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,305 · +4.2% YoY. Source: county tax records.