207 Broderick Cir · Warner Robins, GA 31088

$275,000

4 bd · 2.0 ba · 1,737 sqft · SingleFamily public records · 102 Days on market

Built 2007 8,712 sqft lot $158/sqft · 7% below area Est $297k · 7% under

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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 +11.1/30.0
• ARV discount +10.9/15.0
• Schools +3.9/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location and space come together in this inviting home with over 1700 square feet to enjoy. Featuring four comfortable bedrooms and durable LVP flooring throughout, this home offers both style and easy living. The fenced in backyard is perfect for relaxing, pets, or weekend gatherings. Conveniently located near shopping and zoned for Houston County High School, this home delivers the perfect blend of comfort, practicality, and location. Come see all the possibilities waiting for you.

Key facts

• Fenced in backyard
• Durable lvp flooring
• 8,712 sq ft lot

Tags

• FENCED IN BACKYARD
• DURABLE LVP FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (26.5% below list).
• Recommended offer: $202k (26.5% below list) — sets the bar for 1% rule.

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); 286 active listings in the ZIP; 13 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 $2k of loan paydown is wiped out by about $8k 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 102 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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 $235k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $202,099 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 11.3

CMA / ARV

• ARV (median comp): $297,192
• List price: $275,000
• Delta: -7.47%
• 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
104 Bryce Dr	0.06mi	4/2.0	1,810 (+4%)	2mo	$260,000	$144	88
108 Mayberry Ln	0.29mi	4/2.0	1,766 (+2%)	5mo	$314,900	$178	79
611 Broderick Cir	0.25mi	4/2.0	1,842 (+6%)	1mo	$306,900	$167	77
102 Mayberry Ln	0.26mi	3/2.0 (-1)	1,759 (+1%)	6mo	$315,000	$179	76
107 Sleepy Ln	0.18mi	3/2.0 (-1)	1,848 (+6%)	1mo	$270,000	$146	76
104 Crockett Ct	0.33mi	3/2.0 (-1)	1,701 (-2%)	4mo	$269,900	$159	73
106 Mayberry Ln	0.29mi	3/2.0 (-1)	1,762 (+1%)	8mo	$311,900	$177	73
205 Autumn Woods Dr	0.43mi	3/2.0 (-1)	1,771 (+2%)	2mo	$269,700	$152	70
214 Cheshire Dr	0.45mi	3/2.0 (-1)	1,933 (+11%)	1mo	$314,900	$163	55
104 Tappan Ct. Ct	0.30mi	3/2.0 (-1)	1,483 (-15%)	5mo	$255,500	$172	52
124 Pioneer Trl	0.64mi	4/2.0	1,877 (+8%)	6mo	$299,000	$159	52
105 Norfolk Cir	0.59mi	4/2.0	1,959 (+13%)	3mo	$329,000	$168	49

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-54,254
• Equity at exit: $41,003

10-year hold

• IRR: -16.6%
• Equity multiple: 0.13×
• Total profit: $-67,198
• Equity at exit: $23,777

Cash invested: $77,000 (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 31088

• Rents YoY: 1.7%
• Active inventory: 286
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-109

Break-even live

Break-even rent $2,159

Max offer price $255,770

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Bryce Dr Warner Robins, GA	4.0	2.0	1758	$2,100	$1.19	13d	1	0.06mi
112 Charleston Ct Warner Robins, GA	3.0	2.0	2020	$1,950	$0.97	13d	1	0.54mi
1151 GA Highway 96 Kathleen, GA	1.0–3.0	1.0–2.0	1050	$1,875	$1.78	13d	65	0.87mi
406 Haverhill Cir Warner Robins, GA	3.0	2.0	1279	$1,550	$1.21	44d	1	1.09mi
604 Stirling Bridge Dr Warner Robins, GA	3.0	2.0	1455	$1,700	$1.17	13d	1	1.10mi
109 Latham Dr Warner Robins, GA	2.0–3.0	2.0	1127	$1,605	$1.42	13d	6	1.14mi
205 Wembley Dr Warner Robins, GA	3.0	2.0	1493	$1,800	$1.21	21d	1	1.22mi
104 Melissa Ln Warner Robins, GA	3.0	2.0	1372	$1,675	$1.22	44d	1	1.31mi
135 Cedarland Dr Warner Robins, GA	3.0	2.0	1379	$1,700	$1.23	44d	1	1.32mi
309 Raleigh Dr Warner Robins, GA	4.0	3.0	1984	$4,995	$2.52	21d	1	1.36mi
309 Raleigh Dr Warner Robins, GA	4.0	2.5	1984	$4,995	$2.52	44d	1	1.36mi
200 Stirling Bridge Dr Warner Robins, GA	3.0	2.0	1326	$1,700	$1.28	13d	1	1.44mi
203 Bryson Way Warner Robins, GA	3.0	2.0	1858	$1,850	$1.00	44d	1	1.46mi

Listing history 33 events

1. 2026-06-19
   days on market $275,000 Active 102 DOM
2. 2026-06-18
   days on market $275,000 Active 101 DOM
3. 2026-06-17
   days on market $275,000 Active 100 DOM
4. 2026-06-16
   days on market $275,000 Active 99 DOM
5. 2026-06-15
   days on market $275,000 Active 98 DOM
6. 2026-06-14
   days on market $275,000 Active 96 DOM
7. 2026-06-13
   days on market $275,000 Active 95 DOM
8. 2026-06-10
   days on market $275,000 Active 93 DOM
9. 2026-06-09
   days on market $275,000 Active 92 DOM
10. 2026-06-08
    days on market $275,000 Active 91 DOM
11. 2026-06-07
    days on market $275,000 Active 90 DOM
12. 2026-06-05
    days on market $275,000 Active 87 DOM
13. 2026-06-03
    days on market $275,000 Active 86 DOM
14. 2026-06-02
    days on market $275,000 Active 85 DOM
15. 2026-06-01
    days on market $275,000 Active 84 DOM
16. 2026-05-31
    days on market $275,000 Active 83 DOM
17. 2026-05-30
    days on market $275,000 Active 82 DOM
18. 2026-04-13
    price $275,000 488-char remark

    Show marketing remark (488 chars)

    Location and space come together in this inviting home with over 1700 square feet to enjoy. Featuring four comfortable bedrooms and durable LVP flooring throughout, this home offers both style and easy living. The fenced in backyard is perfect for relaxing, pets, or weekend gatherings. Conveniently located near shopping and zoned for Houston County High School, this home delivers the perfect blend of comfort, practicality, and location. Come see all the possibilities waiting for you.

19. 2026-04-13
    price $275,000 488-char remark

    Show marketing remark (488 chars)

    Location and space come together in this inviting home with over 1700 square feet to enjoy. Featuring four comfortable bedrooms and durable LVP flooring throughout, this home offers both style and easy living. The fenced in backyard is perfect for relaxing, pets, or weekend gatherings. Conveniently located near shopping and zoned for Houston County High School, this home delivers the perfect blend of comfort, practicality, and location. Come see all the possibilities waiting for you.

20. 2026-03-09
    listed $285,000 Active 488-char remark

    Show marketing remark (488 chars)

    Location and space come together in this inviting home with over 1700 square feet to enjoy. Featuring four comfortable bedrooms and durable LVP flooring throughout, this home offers both style and easy living. The fenced in backyard is perfect for relaxing, pets, or weekend gatherings. Conveniently located near shopping and zoned for Houston County High School, this home delivers the perfect blend of comfort, practicality, and location. Come see all the possibilities waiting for you.

21. 2026-03-09
    listed $285,000 Active 488-char remark

    Show marketing remark (488 chars)

    Location and space come together in this inviting home with over 1700 square feet to enjoy. Featuring four comfortable bedrooms and durable LVP flooring throughout, this home offers both style and easy living. The fenced in backyard is perfect for relaxing, pets, or weekend gatherings. Conveniently located near shopping and zoned for Houston County High School, this home delivers the perfect blend of comfort, practicality, and location. Come see all the possibilities waiting for you.

22. 2022-12-07
    soldstatus $235,000
23. 2022-11-30
    soldstatus $235,000
24. 2022-11-30
    soldstatus $235,000 Sold
25. 2022-11-30
    soldstatus $235,000 Closed
26. 2022-10-17
    status Under Contract
27. 2022-10-17
    historical
28. 2022-10-07
    listed $220,000
29. 2022-10-07
    listed $220,000 New
30. 2022-10-07
    listed $220,000
31. 2017-09-08
    soldstatus $149,000
32. 2017-09-07
    soldstatus $149,000
33. 2017-07-01
    listed $149,000

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$745/yr (+$62/mo · 41.8%)

ⓘ 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 ≥109°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: $24,252
• − Mortgage interest: −$15,404
• − Property taxes: −$1,785
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$8,000
• Taxable loss: −$6,192
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $180/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

+84.6% since first listed

16 events — show timeline

• 2026-04-13 Price Changed $275,000 CGMLS
• 2026-04-13 Price Changed $275,000 MGMLS
• 2026-03-09 Listed $285,000 MGMLS
• 2026-03-09 Listed $285,000 CGMLS
• 2022-12-07 Sold (Public Records) $235,000 Public Records
• 2022-11-30 Sold (MLS) $235,000 CGMLS
• 2022-11-30 Sold (MLS) $235,000 GAMLS
• 2022-11-30 Sold (MLS) $235,000 MGMLS
• 2022-10-17 Pending — GAMLS
• 2022-10-17 Delisted — CGMLS
• 2022-10-07 Listed $220,000 CGMLS
• 2022-10-07 Listed $220,000 GAMLS
• 2022-10-07 Listed $220,000 MGMLS
• 2017-09-08 Sold (Public Records) $149,000 Public Records
• 2017-09-07 Sold (MLS) $149,000 CGMLS
• 2017-07-01 Listed $149,000 CGMLS

Property tax history

+3.1%/yr

Latest (2025): $1,785 · +2.8% YoY. Source: county tax records.