101 Sparta St · Warner Robins, GA 31088

$135,000

3 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 34 Days on market

Built 1961 0.41 ac lot $123/sqft · at area comps Est $141k · at est.

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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 +24.1/30.0
• ARV discount +9.4/15.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• 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

Small brick ranch with single carport. side yard is fenced, corner lot. Hardwood flooring and standard starter home. Buyer must accompany realtor whenviewing home

Key facts

• Painted brick home
• Spacious lot
• Conveniently located

Tags

• PAINTED BRICK HOME
• ORIGINAL HARDWOOD FLOORS
• THREE SEPARATE FENCED AREAS
• SPACIOUS LOT
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No HOA; Community has sidewalks

Exterior

• Parking: Attached carport
• Utilities: Public water available; Public sewer (sewer connected); Electricity available
• Home design: Single-family house; Resale property; Built in 1961; One story
• Construction: Brick construction; Other roof material
• Exterior features: Porch; Back-yard chain link fencing; Corner, level, open lot; Outbuilding on property

Interior

• Kitchen: Refrigerator; Breakfast area and breakfast bar
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: One-level living; Breakfast area and breakfast bar; Public-record living area of 1,101 (listed); No fireplace
• Laundry & utility: Laundry: Other; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+1.7%/yr); 286 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $933 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $28k; list at $135k implies a 391% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (median comp): $140,877
• List price: $135,000
• Delta: -4.17%
• 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
112 Athens St	0.11mi	3/1.0	1,053 (-4%)	2mo	$137,000	$130	86
110 Lee St	0.16mi	3/2.0	1,087 (-1%)	2mo	$189,000	$174	85
109 Lee St	0.19mi	3/1.0	1,073 (-2%)	4mo	$110,000	$103	84
108 Lee St	0.17mi	3/1.0	1,196 (+9%)	9mo	$175,000	$146	70
111 Grant St	0.30mi	3/2.0	1,214 (+10%)	2mo	$178,500	$147	64
112 Maxwell Dr	0.43mi	3/1.0	1,080 (-2%)	22mo	$132,000	$122	59
117 Maxwell Dr	0.42mi	3/1.0	984 (-11%)	6mo	$83,750	$85	58
127 Lincoln St	0.26mi	3/1.0	988 (-10%)	19mo	$125,000	$127	55
304 Wall St	0.56mi	3/1.0	960 (-13%)	1mo	$115,000	$120	52
202 Maxwell Dr	0.54mi	3/1.0	1,025 (-7%)	15mo	$100,000	$98	51
109 Smith Ct	0.57mi	3/1.5	1,204 (+9%)	7mo	$80,000	$66	50
319 Laurel Woods Dr	0.64mi	3/2.0	1,264 (+15%)	11mo	$215,000	$170	33

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,711
• Equity at exit: $20,129

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $8,635
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$708
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $267

Break-even live

Break-even rent $1,034

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $344	-5% $306	+0% $267	+5% $229	+10% $191
Rent	-10% $159	-5% $213	+0% $267	+5% $322	+10% $376
Rate	-1.0pp $335	-0.5pp $302	base $267	+0.5pp $232	+1.0pp $197

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Corinth St Warner Robins, GA	3.0	1.0	1200	$1,400	$1.17	44d	1	0.11mi
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	44d	1	0.30mi
107 Virginia Dare Dr Warner Robins, GA	2.0	1.0	744	$1,150	$1.55	22d	1	0.46mi
107 Virginia Dare Dr Warner Robins, GA	2.0	1.0	744	$1,150	$1.55	44d	1	0.46mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	44d	1	0.95mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	22d	1	0.96mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	44d	1	0.97mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	22d	1	1.01mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	44d	1	1.05mi
311 2nd St Warner Robins, GA	2.0	1.0	1000	$1,100	$1.10	22d	1	1.20mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	14d	2	1.27mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	22d	1	1.36mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	22d	1	1.39mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	14d	15	1.46mi

Listing history 21 events

1. 2026-06-15
   days on market $135,000 Active 34 DOM
2. 2026-06-14
   days on market $135,000 Active 32 DOM
3. 2026-06-13
   days on market $135,000 Active 31 DOM
4. 2026-06-10
   days on market $135,000 Active 29 DOM
5. 2026-06-09
   days on market $135,000 Active 28 DOM
6. 2026-06-08
   days on market $135,000 Active 27 DOM
7. 2026-06-07
   days on market $135,000 Active 26 DOM
8. 2026-06-05
   days on market $135,000 Active 23 DOM
9. 2026-06-03
   days on market $135,000 Active 22 DOM
10. 2026-06-02
    days on market $135,000 Active 21 DOM
11. 2026-06-01
    days on market $135,000 Active 20 DOM
12. 2026-05-31
    days on market $135,000 Active 19 DOM
13. 2026-05-30
    days on market $135,000 Active 18 DOM
14. 2026-05-12
    listed $135,000 New 579-char remark
15. 2026-05-12
    listed $135,000 Active 579-char remark
16. 2026-05-12
    listed $135,000 Active
17. 2016-07-25
    soldstatus $27,500

    Show marketing remark (162 chars)

    Small brick ranch with single carport. side yard is fenced, corner lot. Hardwood flooring and standard starter home. Buyer must accompany realtor whenviewing home

18. 2016-07-25
    soldstatus $27,500

    Show marketing remark (162 chars)

    Small brick ranch with single carport. side yard is fenced, corner lot. Hardwood flooring and standard starter home. Buyer must accompany realtor whenviewing home

19. 2016-06-08
    listed $29,900

    Show marketing remark (162 chars)

    Small brick ranch with single carport. side yard is fenced, corner lot. Hardwood flooring and standard starter home. Buyer must accompany realtor whenviewing home

20. 2016-06-08
    listed $29,900

    Show marketing remark (162 chars)

    Small brick ranch with single carport. side yard is fenced, corner lot. Hardwood flooring and standard starter home. Buyer must accompany realtor whenviewing home

21. 2006-05-22
    soldstatus $70,000

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$608/yr (+$51/mo · 95.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,472
• − Mortgage interest: −$7,562
• − Property taxes: −$634
• − Insurance: −$675
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,927
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,959/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

+92.9% since first listed

8 events — show timeline

• 2026-06-15 Listing Removed — GAMLS
• 2026-05-12 Listed $135,000 GAMLS
• 2026-05-12 Listed $135,000 CGMLS
• 2016-07-25 Sold (MLS) $27,500 CGMLS
• 2016-07-25 Sold (MLS) $27,500 MGMLS
• 2016-06-08 Listed $29,900 CGMLS
• 2016-06-08 Listed $29,900 MGMLS
• 2006-05-22 Sold (Public Records) $70,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $634 · +10.0% YoY. Source: county tax records.