113 Sunnydale Dr · Warner Robins, GA 31088

$189,000

4 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 30 Days on market

Built 1966 10,454 sqft lot $93/sqft · at area comps Est $195k · 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 +21.0/30.0
• ARV discount +8.9/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• 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

Space, charm, and classic construction come together at 113 Sunnydale Drive-offering a rare opportunity to own a 4-bedroom home at an exceptional value point. Built with the kind of quality and character that's hard to find in today's new construction, this traditional two-story brick home delivers both style and practicality. From the moment you arrive, the welcoming front porch with stately columns sets the tone-perfect for morning coffee or relaxing evenings. Inside, you'll find a spacious layout designed for everyday living, featuring a large living room that provides plenty of room to gather, relax, and entertain. The dine-in kitchen offers solid wood cabinetry and ample space for a full table and chairs, creating a true heart-of-the-home feel. All four bedrooms are generously sized and feature hardwood floors, adding warmth and timeless appeal throughout. Functionality shines with a well-appointed laundry room offering abundant storage and convenient rear entry access. The attached carport includes a side entry into the home, along with additional parking space for guests or extra vehicles. Step outside to a fully fenced backyard situated on a quarter-acre lot, complete with fruit trees, raised flower beds, and an outdoor storage building-ideal for enjoying your own private outdoor space. Located adjacent to Tanner Park, this home offers direct access to a dog-friendly environment with a walking track, basketball court, football fields, and playground-an incredible extension of your backyard. As a fun bonus, there's even a PokeStop within spinning distance. If you've been searching for space, character, and true value, this is a standout opportunity you don't want to miss.

Key facts

• Solid wood cabinetry
• Dine-in kitchen
• Large living room

Tags

• WELCOMING FRONT PORCH
• LARGE LIVING ROOM
• DINE-IN KITCHEN
• SOLID WOOD CABINETRY
• WELL-APPOINTED LAUNDRY ROOM
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/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 $180k (4.9% below list).
• Recommended offer: $180k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 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); 294 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• It's been on market 30 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $189k implies a 149% 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 $179,833 (4.9% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (median comp): $194,955
• List price: $189,000
• Delta: -3.05%
• 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
113 Sunnydale Dr	0.00mi	4/2.0	2,028 (0%)	1mo	$185,000	$91	100
109 Glendale Cts	0.14mi	4/2.0	2,028 (0%)	16mo	$153,000	$75	80
107 Mayberry Ln	0.57mi	4/2.0	2,013 (-1%)	10mo	$349,900	$174	64
104 Sunnydale Dr	0.07mi	3/2.5 (-1)	1,826 (-10%)	12mo	$149,000	$82	63
213 Self St	0.52mi	4/2.0	2,202 (+9%)	2mo	$245,000	$111	60
214 Laurie Ln	0.55mi	4/2.0	1,969 (-3%)	14mo	$207,000	$105	58
100 Jacinto Drive Dr	0.45mi	3/2.0 (-1)	1,944 (-4%)	13mo	$195,000	$100	57
505 Nelson Dr	0.72mi	3/2.0 (-1)	2,030 (+0%)	8mo	$80,000	$39	54
108 Vassas Ct	0.68mi	4/3.0	1,929 (-5%)	10mo	$217,000	$112	48
110 Vassas Ct	0.69mi	4/3.0	1,924 (-5%)	14mo	$235,000	$122	44
113 Colonial Rd	0.74mi	3/2.5 (-1)	1,892 (-7%)	8mo	$226,000	$119	41
622 Arrowhead Trl	0.72mi	3/2.0 (-1)	1,811 (-11%)	10mo	$219,000	$121	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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-16,211
• Equity at exit: $28,181

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,166
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$991
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $265

Break-even live

Break-even rent $1,463

Max offer price $189,000

Occupancy floor 80%

Sensitivity live

Price	-10% $372	-5% $318	+0% $265	+5% $211	+10% $158
Rent	-10% $123	-5% $194	+0% $265	+5% $336	+10% $407
Rate	-1.0pp $360	-0.5pp $313	base $265	+0.5pp $216	+1.0pp $166

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	44d	1	0.25mi
122 Rolling Woods Cir Warner Robins, GA	3.0	2.5	1920	$1,750	$0.91	22d	1	0.25mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	14d	1	0.56mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	22d	1	0.58mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	14d	1	0.60mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	14d	1	0.77mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	22d	1	0.77mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	14d	11	0.89mi
124 Carterwoods Dr Warner Robins, GA	3.0	2.0	1818	$1,811	$1.00	22d	1	0.91mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	44d	1	1.17mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	22d	1	1.17mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	44d	1	1.30mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	14d	1	1.33mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	44d	1	1.33mi
1485 Leverette Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1144	$1,804	$1.58	14d	13	1.37mi

Listing history 4 events

1. 2026-05-12
   status Under Contract 1708-char remark

   Show marketing remark (1708 chars)

   Space, charm, and classic construction come together at 113 Sunnydale Drive-offering a rare opportunity to own a 4-bedroom home at an exceptional value point. Built with the kind of quality and character that's hard to find in today's new construction, this traditional two-story brick home delivers both style and practicality. From the moment you arrive, the welcoming front porch with stately columns sets the tone-perfect for morning coffee or relaxing evenings. Inside, you'll find a spacious layout designed for everyday living, featuring a large living room that provides plenty of room to gather, relax, and entertain. The dine-in kitchen offers solid wood cabinetry and ample space for a full table and chairs, creating a true heart-of-the-home feel. All four bedrooms are generously sized and feature hardwood floors, adding warmth and timeless appeal throughout. Functionality shines with a well-appointed laundry room offering abundant storage and convenient rear entry access. The attached carport includes a side entry into the home, along with additional parking space for guests or extra vehicles. Step outside to a fully fenced backyard situated on a quarter-acre lot, complete with fruit trees, raised flower beds, and an outdoor storage building-ideal for enjoying your own private outdoor space. Located adjacent to Tanner Park, this home offers direct access to a dog-friendly environment with a walking track, basketball court, football fields, and playground-an incredible extension of your backyard. As a fun bonus, there's even a PokeStop within spinning distance. If you've been searching for space, character, and true value, this is a standout opportunity you don't want to miss.

2. 2026-04-12
   listed $189,000 New 1708-char remark

   Show marketing remark (1708 chars)

   Space, charm, and classic construction come together at 113 Sunnydale Drive-offering a rare opportunity to own a 4-bedroom home at an exceptional value point. Built with the kind of quality and character that's hard to find in today's new construction, this traditional two-story brick home delivers both style and practicality. From the moment you arrive, the welcoming front porch with stately columns sets the tone-perfect for morning coffee or relaxing evenings. Inside, you'll find a spacious layout designed for everyday living, featuring a large living room that provides plenty of room to gather, relax, and entertain. The dine-in kitchen offers solid wood cabinetry and ample space for a full table and chairs, creating a true heart-of-the-home feel. All four bedrooms are generously sized and feature hardwood floors, adding warmth and timeless appeal throughout. Functionality shines with a well-appointed laundry room offering abundant storage and convenient rear entry access. The attached carport includes a side entry into the home, along with additional parking space for guests or extra vehicles. Step outside to a fully fenced backyard situated on a quarter-acre lot, complete with fruit trees, raised flower beds, and an outdoor storage building-ideal for enjoying your own private outdoor space. Located adjacent to Tanner Park, this home offers direct access to a dog-friendly environment with a walking track, basketball court, football fields, and playground-an incredible extension of your backyard. As a fun bonus, there's even a PokeStop within spinning distance. If you've been searching for space, character, and true value, this is a standout opportunity you don't want to miss.

3. 2012-04-02
   soldstatus $76,000
4. 2012-03-23
   soldstatus $76,000 159-char remark

   Show marketing remark (159 chars)

   LARGE LIVING ROOM, KITCHEN WITH EATING AREA, 3 ROOMY BEDROOMS, 2 BATHS, LARGE LOT WITH TREES, CARPORT WITH STORAGE AREA, CLOSE TO SCHOOLS AND SHOPPING, WALKING

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$705/yr (+$59/mo · 68.2%)

ⓘ 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 ≥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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,580
• − Mortgage interest: −$10,587
• − Property taxes: −$1,034
• − Insurance: −$945
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,498
• Taxable income: $63
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $3,161/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

+148.7% since first listed

4 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-04-12 Listed $189,000 GAMLS
• 2012-04-02 Sold (Public Records) $76,000 Public Records
• 2012-03-23 Sold (MLS) $76,000 GAMLS

Property tax history

+0.8%/yr

Latest (2025): $1,034 · +5.6% YoY. Source: county tax records.