446 Tallulah Trail Trl · Warner Robins, GA 31088

$110,000

2 bd · 2.0 ba · 1,050 sqft · Condo public records · 47 Days on market

Built 1986 $105/sqft · 12% above area Est $98k · 12% over $200/mo HOA · 15% of rent

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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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +7.3/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

BETTER LOOK AT ME!. .. I won't last long. Cute Home conveniently located to Robins AFB, schools and shopping; great room/dining room combo with volume ceiling; nice kitchen with dishwasher, range and refrigerator; master bedroom with onsuite master bath; plus extra bedroom with hall bath; condo fee covers all exterior maintenance, monthly pest control, insurance, yard maintenance, pool and clubhouse. .. CALL TODAY!

Key facts

• $200 HOA
• Community pool
• Built 1986

Property features AI

Finance

• HOA & community: Homeowners association with a $200 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable connected; Underground utilities
• Home design: Condominium residential property; One-level layout; Built on a slab foundation
• Construction: Above-grade finished living area (approx. 1,050); Slab foundation
• Exterior features: Patio; Community pool; Community clubhouse

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Includes bedrooms (details not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); High-speed internet; Storage; Double pane windows with blinds
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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); Warner Robins Middle School (math 25% / reading 37%, grade F, #237 of 470 statewide, top 51%, 813 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 30% at this address vs 44% district-wide (-14 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 (+1.7%/yr); 286 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); 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 $761 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $110k implies a 144% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.23% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 6.8

CMA / ARV

• ARV (median comp): $97,974
• List price: $110,000
• Delta: 12.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,515
• Equity at exit: $16,401

10-year hold

• IRR: 3.1%
• Equity multiple: 1.21×
• Total profit: $6,425
• Equity at exit: $9,511

Cash invested: $30,800 (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 31088

• Rents YoY: 1.7%
• Active inventory: 286
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$577
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$46
• HOA: −$200
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $220

Break-even live

Break-even rent $1,071

Max offer price $110,000

Occupancy floor 79%

Sensitivity live

Price	-10% $282	-5% $251	+0% $220	+5% $189	+10% $158
Rent	-10% $113	-5% $167	+0% $220	+5% $273	+10% $327
Rate	-1.0pp $276	-0.5pp $248	base $220	+0.5pp $192	+1.0pp $163

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	44d	1	0.16mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	21d	1	0.28mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	44d	1	0.28mi
501 Leisure Lake Dr Warner Robins, GA	1.0	1.0	750	$1,045	$1.39	14d	1	0.29mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,208	$1.06	14d	15	0.36mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	14d	34	0.49mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	44d	1	0.51mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	21d	1	0.93mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	21d	1	0.95mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	14d	1	0.95mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	14d	1	1.01mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	21d	1	1.01mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	21d	1	1.02mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	44d	1	1.10mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	1.10mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	44d	1	1.28mi
642 Maplewood Dr Bonaire, GA	3.0	2.0	1100	$1,400	$1.27	44d	1	1.30mi
615 Cedarwood Dr Unit 611 Bonaire, GA	3.0	1.0	902	$1,095	$1.21	21d	1	1.33mi
615 Cedarwood Dr Unit 504 Bonaire, GA	2.0	1.0	704	$950	$1.35	44d	1	1.33mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	44d	1	1.36mi
627 Maplewood Dr Bonaire, GA	3.0	2.0	1080	$975	$0.90	21d	1	1.37mi
614 Cedarwood Dr Bonaire, GA	3.0	1.0	902	$925	$1.03	21d	1	1.38mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	44d	1	1.42mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	14d	1	1.43mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	1.43mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: exterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-16
   status $110,000 Pending 47 DOM
2. 2026-06-16
   days on market $110,000 Active 47 DOM
3. 2026-06-15
   days on market $110,000 Active 46 DOM
4. 2026-06-14
   days on market $110,000 Active 44 DOM
5. 2026-06-13
   days on market $110,000 Active 43 DOM
6. 2026-06-10
   days on market $110,000 Active 41 DOM
7. 2026-06-09
   days on market $110,000 Active 40 DOM
8. 2026-06-08
   days on market $110,000 Active 39 DOM
9. 2026-06-07
   days on market $110,000 Active 38 DOM
10. 2026-06-05
    days on market $110,000 Active 35 DOM
11. 2026-06-03
    days on market $110,000 Active 34 DOM
12. 2026-06-02
    days on market $110,000 Active 33 DOM
13. 2026-06-01
    days on market $110,000 Active 32 DOM
14. 2026-05-31
    days on market $110,000 Active 31 DOM
15. 2026-05-30
    days on market $110,000 Active 30 DOM
16. 2026-04-30
    listed $110,000 Active 418-char remark
17. 2013-06-21
    soldstatus $45,000
18. 2000-10-10
    soldstatus $43,500

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$732/yr (+$61/mo · 261.1%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,195
• − Mortgage interest: −$6,162
• − Property taxes: −$280
• − Insurance: −$550
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − HOA: −$2,400
• − Depreciation: −$3,200
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,399/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

+152.9% since first listed

4 events — show timeline

• 2026-06-16 Pending — CGMLS
• 2026-04-30 Listed $110,000 CGMLS
• 2013-06-21 Sold (Public Records) $45,000 Public Records
• 2000-10-10 Sold (Public Records) $43,500 Public Records

Property tax history

-3.4%/yr

Latest (2023): $280 · -49.0% YoY. Source: county tax records.