205 Kensington Cir · Warner Robins, GA 31093

$160,000

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 33 Days on market

Built 1994 6,367 ac lot Est $166k · at est.

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +9.0/15.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed, 2 bath is the perfect starter home or investment property. Features foyer entry leading into the central living area which then splits to the kitchen, laundry, and breakfast area on one side with all 3 bedrooms on the other. Master bedroom features walk-in closet and ensuite bathroom. Seller is motivated

Key facts

• 6367 acre lot
• Built 1994
• Listed 32 days

Property features AI

Finance

• Other: Listing terms include Conventional, FHA, Fannie Mae and Freddie Mac approved
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 220 volts electrical service; Cable available; Electricity available; Water available
• Home design: Single-family residence; Garden/patio home structure
• Construction: Built in 1994; Vinyl siding construction; Slate roof
• Exterior features: Slate roof; Vinyl siding; City lot; Level lot; Has view

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 5 bedrooms total (3 on main level, 2 on lower level)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Great room; Public-record living area 1192; Resale condition
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $136k (14.8% below list).
• Recommended offer: $136k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 36% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $160k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $136,354 (14.8% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $165,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Kensington Cir	0.06mi	3/2.0	1,219 (+2%)	3mo	$169,000	$139	91
116 Kensington Cir	0.10mi	3/2.0	1,218 (+2%)	1mo	$179,000	$147	91
305 Norman Ln	0.21mi	3/2.0	1,233 (+3%)	2mo	$165,000	$134	83
107 Galahad Dr	0.44mi	3/2.0	1,149 (-4%)	6mo	$160,000	$139	68
100 Stanton Cir	0.18mi	3/2.0	1,323 (+11%)	8mo	$190,000	$144	66
111 Oakridge Dr	0.38mi	3/2.0	1,334 (+12%)	6mo	$175,000	$131	57
105 Eagles Rdg	0.71mi	2/2.0 (-1)	1,224 (+3%)	1mo	$193,000	$158	57
208 Pellimore Dr	0.48mi	3/2.0	1,336 (+12%)	1mo	$185,000	$138	57
300 Meadowridge Dr	0.53mi	3/1.5	1,075 (-10%)	4mo	$147,000	$137	54
201 Eagles Landing Trl	0.67mi	2/2.0 (-1)	1,101 (-8%)	2mo	$171,500	$156	49
214 Camelot Pl	0.61mi	3/2.0	1,358 (+14%)	3mo	$157,000	$116	46
110 Merlin St	0.74mi	3/1.5	1,025 (-14%)	1mo	$85,000	$83	39

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-20,820
• Equity at exit: $23,857

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-12,535
• Equity at exit: $13,834

Cash invested: $44,800 (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 31093

• Rents YoY: 2.8%
• Active inventory: 161
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$839
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $86

Break-even live

Break-even rent $1,255

Max offer price $160,000

Occupancy floor 89%

Sensitivity live

Price	-10% $176	-5% $131	+0% $86	+5% $40	+10% $-5
Rent	-10% $-22	-5% $32	+0% $86	+5% $140	+10% $193
Rate	-1.0pp $166	-0.5pp $126	base $86	+0.5pp $44	+1.0pp $2

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	14d	7	0.61mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	44d	1	0.61mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	44d	1	0.71mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	44d	19	0.73mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	22d	1	0.76mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	44d	1	0.76mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	44d	1	0.87mi
122 Briarwood Dr Warner Robins, GA	4.0	2.0	1218	$1,195	$0.98	22d	1	0.88mi
124 Briarwood Dr Warner Robins, GA	3.0	2.0	1134	$1,500	$1.32	44d	1	0.89mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	44d	1	0.91mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	22d	1	0.91mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	44d	1	0.91mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,225	$1.30	14d	10	0.92mi
106 Scarborough Rd Centerville, GA	3.0	2.0	1471	$1,400	$0.95	22d	1	0.99mi
104 Woodcarver Trl Warner Robins, GA	3.0	2.0	1300	$1,600	$1.23	14d	1	0.99mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	22d	1	1.05mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	14d	23	1.07mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	14d	29	1.09mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	14d	1	1.20mi
302 Hawaii Ave Unit D Warner Robins, GA	3.0	2.0	1190	$1,500	$1.26	14d	1	1.20mi
108 Stonefield Ct Warner Robins, GA	3.0	2.0	1483	$1,475	$0.99	44d	1	1.30mi
404 Dunmurry Pl Warner Robins, GA	3.0	2.0	1293	$1,575	$1.22	14d	1	1.35mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	22d	1	1.39mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	44d	1	1.39mi
700 Fieldstone Rd Warner Robins, GA	3.0	2.0	1339	$1,625	$1.21	44d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $160,000 Active 33 DOM
2. 2026-06-18
   days on market $160,000 Active 32 DOM
3. 2026-06-17
   days on market $160,000 Active 31 DOM
4. 2026-06-16
   days on market $160,000 Active 30 DOM
5. 2026-06-15
   days on market $160,000 Active 29 DOM
6. 2026-06-14
   days on market $160,000 Active 27 DOM
7. 2026-06-13
   days on market $160,000 Active 26 DOM
8. 2026-06-10
   days on market $160,000 Active 24 DOM
9. 2026-06-09
   days on market $160,000 Active 23 DOM
10. 2026-06-08
    days on market $160,000 Active 22 DOM
11. 2026-06-07
    days on market $160,000 Active 21 DOM
12. 2026-06-05
    days on market $160,000 Active 18 DOM
13. 2026-06-03
    days on market $160,000 Active 17 DOM
14. 2026-06-02
    days on market $160,000 Active 16 DOM
15. 2026-06-01
    days on market $160,000 Active 15 DOM
16. 2026-05-31
    statusdays on market $160,000 Active 14 DOM
17. 2026-05-30
    days on market $160,000 New 13 DOM
18. 2026-05-05
    listed $160,000 New
19. 2000-05-26
    soldstatus $67,500

ⓘ 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: $1,029 · $86/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$443/yr (+$37/mo · 43.0%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $16,362
• − Mortgage interest: −$8,962
• − Property taxes: −$1,029
• − Insurance: −$800
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$4,655
• Taxable loss: −$1,702
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $1,437/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

+137.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $160,000 GAMLS
• 2000-05-26 Sold (Public Records) $67,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,029 · +16.9% YoY. Source: county tax records.