401 Links View Dr · Warner Robins, GA 31005

$209,900

3 bd · 2.5 ba · 1,309 sqft · SingleFamily public records · 23 Days on market

Built 2001 7,840 sqft lot Est $211k · 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 +18.3/30.0
• ARV discount +7.7/15.0
• DSCR +5.8/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bath home offers 1,309 square feet of comfortable living space on a 0.18-acre lot, perfectly blending convenience and functionality. The well-designed layout features inviting living areas and nicely sized bedrooms, ideal for everyday living or hosting guests. Enjoy the added benefit of a 2-car garage, providing both convenience and extra storage. Step outside and take advantage of the unique feature this property offers a walking path that leads directly to the International Golf Club, making it easy to enjoy a round of golf or a relaxing stroll just moments from your doorstep. With its desirable location, practical layout, and access to nearby amenities, this home is a wonderful opportunity for buyers seeking comfort and lifestyle. Schedule your showing today and see all it has to offer!

Key facts

• 7,840 sq ft lot
• Garage
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $191k (9.0% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 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: Russell Elementary School (math 51% / reading 41%, grade D-, #316 of 1,228 statewide, top 26%, 645 students, 84% FRL); Huntington Middle School (math 23% / reading 32%, grade F, #268 of 470 statewide, top 57%, 827 students, 84% FRL); Warner Robins High School (math 7% / reading 21%, grade F, #322 of 424 statewide, top 76%, 1,816 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 29% at this address vs 44% district-wide (-15 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 fast (+4.5%/yr); 239 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 23 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $128k; list at $210k implies a 63% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,092 (9.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $210,749
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Links View Dr	0.00mi	3/2.0	1,309 (0%)	0mo	$205,000	$157	98
323 Links View Dr	0.04mi	3/2.0	1,326 (+1%)	21mo	$223,000	$168	76
323 Links Vw	0.04mi	3/2.0	1,326 (+1%)	21mo	$223,000	$168	76
323 Links View Dr	0.04mi	3/2.0	1,326 (+1%)	21mo	$223,000	$168	76
327 Links View Dr	0.01mi	2/2.0 (-1)	1,359 (+4%)	14mo	$219,000	$161	74
321 Links View Dr	0.05mi	3/2.0	1,403 (+7%)	22mo	$226,500	$161	65
312 Links View Dr	0.05mi	3/2.0	1,420 (+8%)	24mo	$230,000	$162	62
207 Summerhill Pl	0.59mi	3/2.0	1,492 (+14%)	5mo	$197,000	$132	43
203 Country Wood Dr Dr	0.52mi	3/2.0	1,468 (+12%)	19mo	$195,000	$133	38
203 Countrywood Dr	0.52mi	3/2.0	1,468 (+12%)	19mo	$195,000	$133	38
103 Michael St	0.64mi	3/2.0	1,140 (-13%)	14mo	$160,000	$140	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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-18,761
• Equity at exit: $31,297

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $11,952
• Equity at exit: $18,148

Cash invested: $58,772 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 239
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $193

Break-even live

Break-even rent $1,666

Max offer price $209,900

Occupancy floor 85%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Links View Dr Bonaire, GA	3.0	2.0	1696	$1,900	$1.12	21d	1	0.17mi
108 Corinth St Warner Robins, GA	3.0	1.0	1200	$1,400	$1.17	43d	1	1.42mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	13d	15	1.48mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	43d	1	1.50mi

Listing history 9 events

1. 2026-04-13
   status Under Contract

   Show marketing remark (827 chars)

   This charming 3-bedroom, 2-bath home offers 1,309 square feet of comfortable living space on a 0.18-acre lot, perfectly blending convenience and functionality. The well-designed layout features inviting living areas and nicely sized bedrooms, ideal for everyday living or hosting guests. Enjoy the added benefit of a 2-car garage, providing both convenience and extra storage. Step outside and take advantage of the unique feature this property offers a walking path that leads directly to the International Golf Club, making it easy to enjoy a round of golf or a relaxing stroll just moments from your doorstep. With its desirable location, practical layout, and access to nearby amenities, this home is a wonderful opportunity for buyers seeking comfort and lifestyle. Schedule your showing today and see all it has to offer!

2. 2026-04-13
   historical Active Under Contract 827-char remark

   Show marketing remark (827 chars)

   This charming 3-bedroom, 2-bath home offers 1,309 square feet of comfortable living space on a 0.18-acre lot, perfectly blending convenience and functionality. The well-designed layout features inviting living areas and nicely sized bedrooms, ideal for everyday living or hosting guests. Enjoy the added benefit of a 2-car garage, providing both convenience and extra storage. Step outside and take advantage of the unique feature this property offers a walking path that leads directly to the International Golf Club, making it easy to enjoy a round of golf or a relaxing stroll just moments from your doorstep. With its desirable location, practical layout, and access to nearby amenities, this home is a wonderful opportunity for buyers seeking comfort and lifestyle. Schedule your showing today and see all it has to offer!

3. 2026-04-13
   status Pending 827-char remark

   Show marketing remark (827 chars)

   This charming 3-bedroom, 2-bath home offers 1,309 square feet of comfortable living space on a 0.18-acre lot, perfectly blending convenience and functionality. The well-designed layout features inviting living areas and nicely sized bedrooms, ideal for everyday living or hosting guests. Enjoy the added benefit of a 2-car garage, providing both convenience and extra storage. Step outside and take advantage of the unique feature this property offers a walking path that leads directly to the International Golf Club, making it easy to enjoy a round of golf or a relaxing stroll just moments from your doorstep. With its desirable location, practical layout, and access to nearby amenities, this home is a wonderful opportunity for buyers seeking comfort and lifestyle. Schedule your showing today and see all it has to offer!

4. 2026-03-21
   listed $209,900 Active 827-char remark

   Show marketing remark (827 chars)

   This charming 3-bedroom, 2-bath home offers 1,309 square feet of comfortable living space on a 0.18-acre lot, perfectly blending convenience and functionality. The well-designed layout features inviting living areas and nicely sized bedrooms, ideal for everyday living or hosting guests. Enjoy the added benefit of a 2-car garage, providing both convenience and extra storage. Step outside and take advantage of the unique feature this property offers a walking path that leads directly to the International Golf Club, making it easy to enjoy a round of golf or a relaxing stroll just moments from your doorstep. With its desirable location, practical layout, and access to nearby amenities, this home is a wonderful opportunity for buyers seeking comfort and lifestyle. Schedule your showing today and see all it has to offer!

5. 2026-03-21
   listed $209,900 Active 827-char remark

   Show marketing remark (827 chars)

   This charming 3-bedroom, 2-bath home offers 1,309 square feet of comfortable living space on a 0.18-acre lot, perfectly blending convenience and functionality. The well-designed layout features inviting living areas and nicely sized bedrooms, ideal for everyday living or hosting guests. Enjoy the added benefit of a 2-car garage, providing both convenience and extra storage. Step outside and take advantage of the unique feature this property offers a walking path that leads directly to the International Golf Club, making it easy to enjoy a round of golf or a relaxing stroll just moments from your doorstep. With its desirable location, practical layout, and access to nearby amenities, this home is a wonderful opportunity for buyers seeking comfort and lifestyle. Schedule your showing today and see all it has to offer!

6. 2026-03-20
   listed $209,900 New
7. 2008-07-02
   soldstatus $128,400
8. 2007-02-08
   soldstatus $107,500
9. 2001-12-11
   soldstatus $104,900

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,931 · $161/mo
• Expected delta: +$395/yr (+$33/mo · 25.7%)

ⓘ 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 · 19 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: $22,931
• − Mortgage interest: −$11,758
• − Property taxes: −$1,536
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$6,106
• Taxable loss: −$1,187
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $2,606/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): 22,063
• Household income: $110,461
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 212.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 11% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Salvadoran 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▼ -43.85%
• Current HPI: 213.0605
• Rent YoY: ▲ 4.53%
• 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

+100.1% since first listed

9 events — show timeline

• 2026-04-13 Pending — GAMLS
• 2026-04-13 Contingent — MGMLS
• 2026-04-13 Pending — CGMLS
• 2026-03-21 Listed $209,900 CGMLS
• 2026-03-21 Listed $209,900 MGMLS
• 2026-03-20 Listed $209,900 GAMLS
• 2008-07-02 Sold (Public Records) $128,400 Public Records
• 2007-02-08 Sold (Public Records) $107,500 Public Records
• 2001-12-11 Sold (Public Records) $104,900 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,536 · +11.8% YoY. Source: county tax records.