317 Emory Dr · Warner Robins, GA 31093

$175,000

4 bd · 2.0 ba · 1,809 sqft · SingleFamily public records · 287 Days on market

Built 1975 0.34 ac lot $97/sqft · 13% below area Est $202k · 13% under

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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 +23.0/30.0
• ARV discount +13.6/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• 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

Investors dream or first-time home buyer. Welcome to this beautifully expanded 4-bedroom residence that offers versatility at every turn, featuring 2 additional rooms ideal for more bedrooms, a home office, gym, guest quarters, or creative studio space. Large fenced in backyard with a large storage house. With ample room to grow, work, and relax, this layout suits today's evolving lifestyle. Nestled in the heart of Warner Robins, you'll enjoy quick access to Robins Air Force Base, making it perfect for military families or anyone seeking proximity to work and play. Plus, you're minutes away from vibrant shopping, popular dining spots, and essential amenities-everything you need is just around the corner. Whether you're dreaming of a quiet suburban haven or a dynamic hub close to it all, this address delivers both comfort and convenience. Don't miss the chance to make this flexible and welcoming home your own. Home Sold As Is.

Key facts

• Essential amenities
• Popular dining spots
• Large storage house

Tags

• LARGE FENCED BACKYARD
• LARGE STORAGE HOUSE
• MINUTES AWAY FROM SHOPPING
• POPULAR DINING SPOTS
• ESSENTIAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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); 166 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• At $1,783/mo this rent would consume 47% of the median local household income ($46k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 287 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $175k implies a 62% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.02% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $202,308
• List price: $175,000
• Delta: -13.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Mitchell Ct	0.37mi	3/2.0 (-1)	1,832 (+1%)	1mo	$220,000	$120	75
203 Gawin Dr	0.30mi	3/2.0 (-1)	1,768 (-2%)	4mo	$170,000	$96	74
719 Meadowridge Dr	0.06mi	3/2.0 (-1)	1,640 (-9%)	5mo	$175,000	$107	72
123 Meriwood Dr	0.51mi	4/2.0	1,791 (-1%)	5mo	$219,000	$122	70
410 Gawin Dr Dr	0.20mi	3/2.0 (-1)	1,541 (-15%)	0mo	$188,000	$122	61
110 Foxfire Dr	0.67mi	4/3.0	1,856 (+3%)	1mo	$242,000	$130	60
106 Tor Dr. Dr	0.50mi	3/2.0 (-1)	1,920 (+6%)	6mo	$216,000	$113	57
414 Forest Lake Dr	0.29mi	3/2.0 (-1)	1,542 (-15%)	3mo	$210,000	$136	54
109 Haag Dr	0.37mi	3/2.0 (-1)	1,600 (-12%)	6mo	$245,000	$153	54
112 Haag Dr	0.40mi	3/2.0 (-1)	1,571 (-13%)	5mo	$147,000	$94	50
107 Onyx Ct	0.50mi	3/2.0 (-1)	1,549 (-14%)	3mo	$206,400	$133	45
504 Dunbar Rd	0.71mi	3/2.0 (-1)	1,592 (-12%)	1mo	$369,899	$232	41

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,919
• Equity at exit: $26,093

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $16,044
• Equity at exit: $15,131

Cash invested: $49,000 (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: 166
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$918
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $312

Break-even live

Break-even rent $1,388

Max offer price $175,000

Occupancy floor 78%

Sensitivity live

Price	-10% $411	-5% $362	+0% $312	+5% $263	+10% $213
Rent	-10% $171	-5% $242	+0% $312	+5% $382	+10% $453
Rate	-1.0pp $400	-0.5pp $357	base $312	+0.5pp $267	+1.0pp $221

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Hughes Dr Warner Robins, GA	3.0	2.0	1503	$1,745	$1.16	15d	1	0.64mi
104 Woodcarver Trl Warner Robins, GA	3.0	2.0	1300	$1,600	$1.23	15d	1	0.65mi
126 Hughes Dr Warner Robins, GA	3.0	2.0	1508	$1,845	$1.22	45d	1	0.67mi
106 Scarborough Rd Centerville, GA	3.0	2.0	1471	$1,400	$0.95	22d	1	0.72mi
108 Stonefield Ct Warner Robins, GA	3.0	2.0	1483	$1,475	$0.99	45d	1	0.98mi
203 Lumpkin Dr Warner Robins, GA	3.0	3.0	1700	$2,200	$1.29	45d	1	1.06mi
208 Wray St Warner Robins, GA	3.0	2.0	1509	$1,700	$1.13	15d	1	1.06mi
501 Pinecrest Dr Warner Robins, GA	4.0	2.0	1818	$2,100	$1.16	45d	1	1.06mi
111 Hawthorne Rd Warner Robins, GA	3.0	2.0	1551	$1,500	$0.97	45d	1	1.14mi
700 Fieldstone Rd Warner Robins, GA	3.0	2.0	1339	$1,625	$1.21	45d	1	1.17mi
404 Dunmurry Pl Warner Robins, GA	3.0	2.0	1293	$1,575	$1.22	15d	1	1.40mi

Listing history 13 events

1. 2025-10-14
   price $175,000 947-char remark

   Show marketing remark (947 chars)

   Investors dream or first-time home buyer. Welcome to this beautifully expanded 4-bedroom residence that offers versatility at every turn, featuring 2 additional rooms ideal for more bedrooms, a home office, gym, guest quarters, or creative studio space. Large fenced in backyard with a large storage house. With ample room to grow, work, and relax, this layout suits today's evolving lifestyle. Nestled in the heart of Warner Robins, you'll enjoy quick access to Robins Air Force Base, making it perfect for military families or anyone seeking proximity to work and play. Plus, you're minutes away from vibrant shopping, popular dining spots, and essential amenities-everything you need is just around the corner. Whether you're dreaming of a quiet suburban haven or a dynamic hub close to it all, this address delivers both comfort and convenience. Don't miss the chance to make this flexible and welcoming home your own. Home Sold As Is.

2. 2025-09-01
   price $180,000 947-char remark

   Show marketing remark (947 chars)

   Investors dream or first-time home buyer. Welcome to this beautifully expanded 4-bedroom residence that offers versatility at every turn, featuring 2 additional rooms ideal for more bedrooms, a home office, gym, guest quarters, or creative studio space. Large fenced in backyard with a large storage house. With ample room to grow, work, and relax, this layout suits today's evolving lifestyle. Nestled in the heart of Warner Robins, you'll enjoy quick access to Robins Air Force Base, making it perfect for military families or anyone seeking proximity to work and play. Plus, you're minutes away from vibrant shopping, popular dining spots, and essential amenities-everything you need is just around the corner. Whether you're dreaming of a quiet suburban haven or a dynamic hub close to it all, this address delivers both comfort and convenience. Don't miss the chance to make this flexible and welcoming home your own. Home Sold As Is.

3. 2025-08-15
   listed $190,000 New 947-char remark

   Show marketing remark (947 chars)

   Investors dream or first-time home buyer. Welcome to this beautifully expanded 4-bedroom residence that offers versatility at every turn, featuring 2 additional rooms ideal for more bedrooms, a home office, gym, guest quarters, or creative studio space. Large fenced in backyard with a large storage house. With ample room to grow, work, and relax, this layout suits today's evolving lifestyle. Nestled in the heart of Warner Robins, you'll enjoy quick access to Robins Air Force Base, making it perfect for military families or anyone seeking proximity to work and play. Plus, you're minutes away from vibrant shopping, popular dining spots, and essential amenities-everything you need is just around the corner. Whether you're dreaming of a quiet suburban haven or a dynamic hub close to it all, this address delivers both comfort and convenience. Don't miss the chance to make this flexible and welcoming home your own. Home Sold As Is.

4. 2025-02-28
   historical
5. 2025-02-09
   historical
6. 2025-01-03
   price $200,000
7. 2025-01-03
   price $200,000
8. 2024-12-09
   price $205,000
9. 2024-12-05
   price $205,000
10. 2024-11-28
    listed $225,000 Active
11. 2024-11-28
    listed $225,000 New
12. 2008-12-31
    soldstatus $108,000
13. 2007-11-21
    soldstatus $55,000

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$335/yr (+$28/mo · 26.3%)

ⓘ 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 ≥107°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,401
• − Mortgage interest: −$9,803
• − Property taxes: −$1,275
• − Insurance: −$875
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$5,091
• Taxable income: $934
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $3,521/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

+218.2% since first listed

13 events — show timeline

• 2025-10-14 Price Changed $175,000 GAMLS
• 2025-09-01 Price Changed $180,000 GAMLS
• 2025-08-15 Listed $190,000 GAMLS
• 2025-02-28 Listing Removed — FMLS
• 2025-02-09 Listing Removed — GAMLS
• 2025-01-03 Price Changed $200,000 GAMLS
• 2025-01-03 Price Changed $200,000 FMLS
• 2024-12-09 Price Changed $205,000 GAMLS
• 2024-12-05 Price Changed $205,000 FMLS
• 2024-11-28 Listed $225,000 GAMLS
• 2024-11-28 Listed $225,000 FMLS
• 2008-12-31 Sold (Public Records) $108,000 Public Records
• 2007-11-21 Sold (Public Records) $55,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,275 · +7.1% YoY. Source: county tax records.