620 Gawin Dr · Warner Robins, GA 31093

$98,000

2 bd · 1.0 ba · 900 sqft · Condo public records · 15 Days on market

Built 1984

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 br, 1 bath condo. Great for owner occupant or as investment property. Condo fee covers exterior maintenance, lawn care and water bill. Call today for a private Tour!!

Key facts

• Washer dryer
• New appliances
• Fenced in back yard

Tags

• RECENTLY RENOVATED
• NEW APPLIANCES
• FENCED IN BACK YARD
• WASHER DRYER
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Homeowners association with annual fee

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: 900 above-grade finished square feet
• Exterior features: 29-acre lot

Interior

• Kitchen: Electric range, dishwasher, refrigerator
• Bathrooms: 1 full bathroom and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range, dishwasher, refrigerator
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Parkwood Elementary School (math 21% / reading 18%, grade F, #878 of 1,228 statewide, top 75%, 671 students, 84% FRL); Northside Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 844 students, 84% FRL); Northside High School (math 5% / reading 21%, grade F, #331 of 424 statewide, top 78%, 1,959 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 21% at this address vs 44% district-wide (-24 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 (+2.8%/yr); 161 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $678 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $31k; list at $98k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.62%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,230
• Equity at exit: $14,612

10-year hold

• IRR: 11.5%
• Equity multiple: 1.89×
• Total profit: $24,498
• Equity at exit: $8,473

Cash invested: $27,440 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$514
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$41
• HOA est. from 1 same-building comp: −$10
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $289

Break-even live

Break-even rent $781

Max offer price $98,000

Occupancy floor 70%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	43d	1	0.06mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	13d	7	0.35mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,058	$1.12	13d	10	0.44mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	13d	23	0.57mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	43d	19	0.69mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	20d	1	0.70mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	43d	1	0.95mi
724 N Houston Rd Warner Robins, GA	1.0	1.0	680	$765	$1.12	43d	1	0.98mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	13d	1	1.01mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$975	$1.07	13d	29	1.05mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	43d	1	1.08mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	43d	1	1.14mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	20d	1	1.14mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	13d	1	1.22mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	20d	1	1.26mi
213 Johns Rd Warner Robins, GA	2.0	1.0	888	$1,175	$1.32	13d	1	1.30mi
119 Keith Dr Warner Robins, GA	3.0	2.0	1122	$1,175	$1.05	43d	1	1.41mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	43d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterlandscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-19
   days on market $98,000 Active 15 DOM
2. 2026-06-18
   days on market $98,000 Active 14 DOM
3. 2026-06-17
   days on market $98,000 Active 13 DOM
4. 2026-06-16
   days on market $98,000 Active 12 DOM
5. 2026-06-15
   days on market $98,000 Active 11 DOM
6. 2026-06-14
   days on market $98,000 Active 9 DOM
7. 2026-06-13
   days on market $98,000 Active 8 DOM
8. 2026-06-10
   days on market $98,000 Active 6 DOM
9. 2026-06-09
   days on market $98,000 Active 5 DOM
10. 2026-06-08
    days on market $98,000 Active 4 DOM
11. 2026-06-07
    days on market $98,000 Active 3 DOM
12. 2026-06-05
    remarks 401-char remark
13. 2026-06-05
    listed $98,000 Active 1 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: $625 · $52/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$276/yr (+$23/mo · 44.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $13,754
• − Mortgage interest: −$5,490
• − Property taxes: −$625
• − Insurance: −$490
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − HOA: −$120
• − Depreciation: −$2,851
• Taxable income: $1,978
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $2,989/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

+118.3% since first listed

8 events — show timeline

• 2026-06-04 Listed $98,000 CGMLS
• 2023-07-27 Rental Removed $975 GAMLS
• 2023-07-27 Listed for Rent $975 GAMLS
• 2019-10-24 Sold (Public Records) $31,000 Public Records
• 2019-10-16 Sold (MLS) $31,000 CGMLS
• 2019-06-18 Listed $39,900 CGMLS
• 2017-09-06 Sold (MLS) $41,850 CGMLS
• 2017-08-18 Listed $44,900 CGMLS

Property tax history

+8.7%/yr

Latest (2025): $625 · +8.3% YoY. Source: county tax records.