423 Alabama Ave · Warner Robins, GA 31093

$182,500

5 bd · 2.0 ba · 1,850 sqft · SingleFamily public records · 61 Days on market

Built 1966 0.25 ac lot $99/sqft · 12% above area Est $163k · 12% over

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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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This traditional two-story brick home offers 5 bedrooms, 2 baths, and 1,850 sq ft of flexible living space. Featuring two full kitchens, a fenced yard, and a large deck, it's perfect for families or investors looking to convert to a duplex for multi-tenant income. The generous family room downstairs even doubles as the ideal movie or game room. Recent updates include refinished hardwoods, new LVP flooring, a range, water heater, gutters, HVAC, and a low-maintenance metal roof. A 20' x 11' backyard shed adds extra storage or workshop potential. Located just minutes from Robins Air Force Base, this home is a great option for owner-occupants or buyers seeking a smart investment. Previously rented at $1,685/month, the property offers strong income potential, and the seller is even open to owner financing options. Call to schedule a showing today!

Key facts

• Large deck
• Fenced yard
• Refinished hardwoods

Tags

• TWO FULL KITCHENS
• FENCED YARD
• LARGE DECK
• GENEROUS FAMILY ROOM
• REFINISHED HARDWOODS
• NEW LVP FLOORING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $172k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+2.8%/yr); 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• At $1,830/mo this rent would consume 48% of the median local household income ($46k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 61 days — a 6% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 8 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 $60k; list at $182k implies a 204% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.00% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (median comp): $163,159
• List price: $182,500
• Delta: 11.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Edna Pl	0.36mi	4/3.0 (-1)	1,922 (+4%)	2mo	$215,000	$112	66
311 Orchard Lane Ln	0.66mi	4/2.0 (-1)	1,834 (-1%)	5mo	$80,000	$44	59
122 Jay Dr	0.45mi	4/2.0 (-1)	1,692 (-8%)	2mo	$107,000	$63	58
111 Wisconsin Ave	0.42mi	4/3.0 (-1)	1,680 (-9%)	2mo	$200,000	$119	55
212 Wisconsin Ave	0.36mi	4/3.0 (-1)	1,700 (-8%)	18mo	$209,000	$123	46

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-9,309
• Equity at exit: $27,211

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $16,692
• Equity at exit: $15,779

Cash invested: $51,100 (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 31093

• Rents YoY: 2.8%
• Active inventory: 161
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $325

Break-even live

Break-even rent $1,418

Max offer price $182,500

Occupancy floor 77%

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Edna Pl Warner Robins, GA	4.0	3.0	1922	$1,850	$0.96	44d	1	0.38mi

Listing history 21 events

1. 2026-03-26
   listed $182,500 New 854-char remark

   Show marketing remark (854 chars)

   This traditional two-story brick home offers 5 bedrooms, 2 baths, and 1,850 sq ft of flexible living space. Featuring two full kitchens, a fenced yard, and a large deck, it's perfect for families or investors looking to convert to a duplex for multi-tenant income. The generous family room downstairs even doubles as the ideal movie or game room. Recent updates include refinished hardwoods, new LVP flooring, a range, water heater, gutters, HVAC, and a low-maintenance metal roof. A 20' x 11' backyard shed adds extra storage or workshop potential. Located just minutes from Robins Air Force Base, this home is a great option for owner-occupants or buyers seeking a smart investment. Previously rented at $1,685/month, the property offers strong income potential, and the seller is even open to owner financing options. Call to schedule a showing today!

2. 2026-03-25
   listed $182,500 Active 854-char remark

   Show marketing remark (854 chars)

   This traditional two-story brick home offers 5 bedrooms, 2 baths, and 1,850 sq ft of flexible living space. Featuring two full kitchens, a fenced yard, and a large deck, it's perfect for families or investors looking to convert to a duplex for multi-tenant income. The generous family room downstairs even doubles as the ideal movie or game room. Recent updates include refinished hardwoods, new LVP flooring, a range, water heater, gutters, HVAC, and a low-maintenance metal roof. A 20' x 11' backyard shed adds extra storage or workshop potential. Located just minutes from Robins Air Force Base, this home is a great option for owner-occupants or buyers seeking a smart investment. Previously rented at $1,685/month, the property offers strong income potential, and the seller is even open to owner financing options. Call to schedule a showing today!

3. 2025-07-09
   historical
4. 2025-07-08
   status Back On Market
5. 2025-07-07
   historical Active Under Contract
6. 2025-05-14
   listed $183,500 New
7. 2023-10-18
   price $195,000
8. 2023-08-19
   price $198,000
9. 2023-05-30
   historical
10. 2023-03-24
    listed $199,000 New
11. 2023-02-24
    historical
12. 2023-02-14
    price $189,900
13. 2023-02-14
    price $189,900
14. 2023-01-30
    listed $199,000 New
15. 2022-08-29
    historical
16. 2022-08-24
    price $179,000
17. 2022-08-04
    price $172,500
18. 2022-06-14
    listed $179,000 New
19. 2017-06-16
    soldstatus $60,000
20. 2017-06-09
    soldstatus $60,000
21. 2016-11-14
    listed $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: $1,048 · $87/mo
• Projected year-2 tax: $1,679 · $140/mo
• Expected delta: +$631/yr (+$53/mo · 60.2%)

ⓘ 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 · 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: $21,962
• − Mortgage interest: −$10,223
• − Property taxes: −$1,048
• − Insurance: −$912
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$5,309
• Taxable income: $956
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $3,676/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): 26,872
• Household income: $45,991
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1516.0

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 0.64)
• Race & ethnicity: Black 47% White 35% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -130.35%
• Current HPI: 222.1627
• Rent YoY: ▲ 2.78%
• 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

+160.7% since first listed

21 events — show timeline

• 2026-03-26 Listed $182,500 GAMLS
• 2026-03-25 Listed $182,500 MGMLS
• 2025-07-09 Listing Removed — GAMLS
• 2025-07-08 Relisted — GAMLS
• 2025-07-07 Contingent — GAMLS
• 2025-05-14 Listed $183,500 GAMLS
• 2023-10-18 Price Changed $195,000 CGMLS
• 2023-08-19 Price Changed $198,000 CGMLS
• 2023-05-30 Listing Removed — GAMLS
• 2023-03-24 Listed $199,000 GAMLS
• 2023-02-24 Listing Removed — GAMLS
• 2023-02-14 Price Changed $189,900 CGMLS
• 2023-02-14 Price Changed $189,900 GAMLS
• 2023-01-30 Listed $199,000 GAMLS
• 2022-08-29 Listing Removed — GAMLS
• 2022-08-24 Price Changed $179,000 GAMLS
• 2022-08-04 Price Changed $172,500 GAMLS
• 2022-06-14 Listed $179,000 GAMLS
• 2017-06-16 Sold (Public Records) $60,000 Public Records
• 2017-06-09 Sold (MLS) $60,000 MGMLS
• 2016-11-14 Listed $70,000 MGMLS

Property tax history

+5.2%/yr

Latest (2025): $1,048 · +6.8% YoY. Source: county tax records.