114 Tommy Ter · Warner Robins, GA 31088

$164,900

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 101 Days on market

Built 1970 8,712 sqft lot $105/sqft · 9% above area Est $151k · 9% 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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• ARV discount +3.2/15.0
• 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

This charming Warner Robins property offers the ideal blend of affordability, potential, and convenience—making it a standout choice for both savvy investors and first-time homebuyers. Nestled in an established neighborhood, this home sits just minutes from shopping, dining, schools, and Robins Air Force Base, giving it strong long-term appeal. Whether you're looking to start or grow your investment portfolio, or you’re a first-time buyer wanting an affordable home you can make your own, this property delivers flexibility and value.

Key facts

• 8,712 sq ft lot
• Built 1970
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% 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 (+1.7%/yr); 286 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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 101 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $165k implies a 50% 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 $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.02% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $150,663
• List price: $164,900
• Delta: 9.45%
• 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
216 Self St	0.29mi	4/2.0	1,576 (+0%)	5mo	$201,900	$128	81
209 Tracy Ter	0.55mi	4/2.0	1,535 (-2%)	2mo	$205,000	$134	70
108 Woodsdale Dr	0.56mi	4/2.0	1,617 (+3%)	2mo	$172,900	$107	67
77 Oliver Dr	0.22mi	3/2.0 (-1)	1,760 (+12%)	3mo	$200,000	$114	62
114 Windsor Dr	0.44mi	3/2.0 (-1)	1,445 (-8%)	3mo	$180,000	$125	59
211 Palomino Ln	0.39mi	4/2.0	1,378 (-12%)	4mo	$171,000	$124	59
100 Belmont Dr	0.64mi	4/2.0	1,459 (-7%)	4mo	$200,000	$137	55
107 Melody Ln	0.35mi	4/2.5	1,332 (-15%)	4mo	$180,000	$135	53
119 Colonial Rd	0.59mi	3/2.0 (-1)	1,443 (-8%)	3mo	$189,000	$131	52
212 Palomino Ln	0.38mi	3/1.5 (-1)	1,352 (-14%)	4mo	$120,000	$89	49
113 Woodfield Dr	0.74mi	3/2.0 (-1)	1,432 (-9%)	1mo	$215,000	$150	45
217 Windsor Dr	0.57mi	3/2.0 (-1)	1,352 (-14%)	4mo	$168,000	$124	42

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,635
• Equity at exit: $24,587

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,329
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$865
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $288

Break-even live

Break-even rent $1,323

Max offer price $164,900

Occupancy floor 78%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	13d	1	0.12mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	20d	1	0.12mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	13d	1	0.13mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	20d	1	0.13mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	43d	1	0.39mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	43d	1	0.53mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	20d	1	0.53mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	20d	1	0.63mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	13d	1	0.64mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	43d	1	0.73mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	13d	1	0.75mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	43d	1	0.75mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	13d	23	0.78mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	43d	1	0.83mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	20d	1	0.83mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	13d	1	0.89mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	13d	11	1.00mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	43d	1	1.03mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	43d	1	1.08mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,225	$1.12	43d	1	1.11mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	43d	1	1.21mi
642 Maplewood Dr Bonaire, GA	3.0	2.0	1100	$1,400	$1.27	43d	1	1.27mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	20d	1	1.30mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	43d	1	1.30mi
627 Maplewood Dr Bonaire, GA	3.0	2.0	1080	$975	$0.90	20d	1	1.33mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	13d	15	1.42mi

Listing history 29 events

1. 2026-06-19
   days on market $164,900 Active 101 DOM
2. 2026-06-18
   days on market $164,900 Active 100 DOM
3. 2026-06-17
   days on market $164,900 Active 99 DOM
4. 2026-06-16
   days on market $164,900 Active 98 DOM
5. 2026-06-15
   days on market $164,900 Active 97 DOM
6. 2026-06-14
   days on market $164,900 Active 95 DOM
7. 2026-06-13
   days on market $164,900 Active 94 DOM
8. 2026-06-10
   days on market $164,900 Active 92 DOM
9. 2026-06-09
   days on market $164,900 Active 91 DOM
10. 2026-06-08
    days on market $164,900 Active 90 DOM
11. 2026-06-07
    days on market $164,900 Active 89 DOM
12. 2026-06-05
    days on market $164,900 Active 86 DOM
13. 2026-06-03
    days on market $164,900 Active 85 DOM
14. 2026-06-02
    days on market $164,900 Active 84 DOM
15. 2026-06-01
    days on market $164,900 Active 83 DOM
16. 2026-05-31
    days on market $164,900 Active 82 DOM
17. 2026-05-30
    days on market $164,900 Active 81 DOM
18. 2026-04-12
    price $164,900 550-char remark

    Show marketing remark (538 chars)

    This charming Warner Robins property offers the ideal blend of affordability, potential, and convenience-making it a standout choice for both savvy investors and first-time homebuyers. Nestled in an established neighborhood, this home sits just minutes from shopping, dining, schools, and Robins Air Force Base, giving it strong long-term appeal. Whether you're looking to start or grow your investment portfolio, or you're a first-time buyer wanting an affordable home you can make your own, this property delivers flexibility and value.

19. 2026-04-12
    price $164,900 538-char remark

    Show marketing remark (538 chars)

    This charming Warner Robins property offers the ideal blend of affordability, potential, and convenience-making it a standout choice for both savvy investors and first-time homebuyers. Nestled in an established neighborhood, this home sits just minutes from shopping, dining, schools, and Robins Air Force Base, giving it strong long-term appeal. Whether you're looking to start or grow your investment portfolio, or you're a first-time buyer wanting an affordable home you can make your own, this property delivers flexibility and value.

20. 2026-03-25
    price $169,900 550-char remark

    Show marketing remark (538 chars)

    This charming Warner Robins property offers the ideal blend of affordability, potential, and convenience-making it a standout choice for both savvy investors and first-time homebuyers. Nestled in an established neighborhood, this home sits just minutes from shopping, dining, schools, and Robins Air Force Base, giving it strong long-term appeal. Whether you're looking to start or grow your investment portfolio, or you're a first-time buyer wanting an affordable home you can make your own, this property delivers flexibility and value.

21. 2026-03-25
    price $169,900 538-char remark

    Show marketing remark (538 chars)

    This charming Warner Robins property offers the ideal blend of affordability, potential, and convenience-making it a standout choice for both savvy investors and first-time homebuyers. Nestled in an established neighborhood, this home sits just minutes from shopping, dining, schools, and Robins Air Force Base, giving it strong long-term appeal. Whether you're looking to start or grow your investment portfolio, or you're a first-time buyer wanting an affordable home you can make your own, this property delivers flexibility and value.

22. 2026-03-10
    listed $178,000 Active

    Show marketing remark (550 chars)

    This charming Warner Robins property offers the ideal blend of affordability, potential, and convenience—making it a standout choice for both savvy investors and first-time homebuyers. Nestled in an established neighborhood, this home sits just minutes from shopping, dining, schools, and Robins Air Force Base, giving it strong long-term appeal. Whether you're looking to start or grow your investment portfolio, or you’re a first-time buyer wanting an affordable home you can make your own, this property delivers flexibility and value.

23. 2026-03-10
    listed $178,000 Active 550-char remark

    Show marketing remark (550 chars)

    This charming Warner Robins property offers the ideal blend of affordability, potential, and convenience—making it a standout choice for both savvy investors and first-time homebuyers. Nestled in an established neighborhood, this home sits just minutes from shopping, dining, schools, and Robins Air Force Base, giving it strong long-term appeal. Whether you're looking to start or grow your investment portfolio, or you’re a first-time buyer wanting an affordable home you can make your own, this property delivers flexibility and value.

24. 2026-03-09
    listed $178,000 New 538-char remark

    Show marketing remark (538 chars)

    This charming Warner Robins property offers the ideal blend of affordability, potential, and convenience-making it a standout choice for both savvy investors and first-time homebuyers. Nestled in an established neighborhood, this home sits just minutes from shopping, dining, schools, and Robins Air Force Base, giving it strong long-term appeal. Whether you're looking to start or grow your investment portfolio, or you're a first-time buyer wanting an affordable home you can make your own, this property delivers flexibility and value.

25. 2019-12-16
    soldstatus $109,900
26. 2019-12-16
    soldstatus $109,900
27. 2019-10-20
    listed $109,900
28. 2019-10-20
    listed $109,900
29. 1991-05-08
    soldstatus $46,000

ⓘ 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: $1,336 · $111/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$181/yr (+$15/mo · 13.6%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,246
• − Mortgage interest: −$9,237
• − Property taxes: −$1,336
• − Insurance: −$824
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$4,797
• Taxable income: $812
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $3,262/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

+258.5% since first listed

12 events — show timeline

• 2026-04-12 Price Changed $164,900 CGMLS
• 2026-04-12 Price Changed $164,900 GAMLS
• 2026-03-25 Price Changed $169,900 CGMLS
• 2026-03-25 Price Changed $169,900 GAMLS
• 2026-03-10 Listed $178,000 MGMLS
• 2026-03-10 Listed $178,000 CGMLS
• 2026-03-09 Listed $178,000 GAMLS
• 2019-12-16 Sold (MLS) $109,900 GAMLS
• 2019-12-16 Sold (MLS) $109,900 CGMLS
• 2019-10-20 Listed $109,900 GAMLS
• 2019-10-20 Listed $109,900 CGMLS
• 1991-05-08 Sold (Public Records) $46,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,336 · +10.3% YoY. Source: county tax records.