423 Camellia Cir · Warner Robins, GA 31093

$110,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 41 Days on market

Built 1953 0.34 ac lot $138/sqft · 97% above area ↓ 4% since listing

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Freshly remodeled and move-in ready, this charming 2-bedroom, 1-bath home offers a smart opportunity for both homeowners and investors. The interior has been updated with a clean and more modern feel. The roof and HVAC have been replace in the last 2 years to provide added peace of mind. Conveniently located near Warner Robins Air Force Base and local schools, this property offers easy access to everyday essentials, making it an excellent choice for a first-time buyer, downsizer, or rental investment. With its updated condition and desirable location, this home is ready for its next owner.

Key facts

• Move-in ready
• Remodeled
• New hvac

Tags

• REMODELED
• MOVE-IN READY
• UPDATED INTERIOR
• NEW ROOF
• NEW HVAC

Property features AI

Finance

• Other: Property located in the Evergreen Park subdivision; Address: 423 Camellia Circle, Warner Robins, GA 31093
• HOA & community: No homeowners association

Exterior

• Parking: Open parking with a parking pad
• Utilities: Public water; Public sewer; Electricity available; Phone available
• Home design: Single-family house; One-story; Resale property
• Construction: Built in 1953
• Exterior features: Shingle/other roof; Construction materials: Other; Lot approximately 0.34 acres; Lot features: None

Interior

• Kitchen: Refrigerator included
• Bedrooms: Two bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Main-level living with one floor; Family room; Crawl space foundation
• Laundry & utility: Laundry features: Other (details not specified)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $267 ($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 9.2% 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: Westside Elementary School (math 19% / reading 14%, grade F, #968 of 1,228 statewide, top 79%, 556 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 20% at this address vs 44% district-wide (-25 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 30% 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 $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 41 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.05% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (median comp): $55,727
• List price: $110,000
• Delta: 97.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Camellia Cir	0.19mi	2/1.0	768 (-4%)	11mo	$49,000	$64	75
217 Camellia Cir	0.21mi	2/1.0	768 (-4%)	11mo	$65,000	$85	74
604 Camellia Cir	0.11mi	2/1.0	896 (+12%)	19mo	$55,000	$61	59
406 Mcarthur Blvd	0.60mi	2/1.0	804 (+0%)	22mo	$103,000	$128	52
206 Johns Rd	0.48mi	3/1.0 (+1)	888 (+11%)	8mo	$80,000	$90	48
249 Ward St	0.61mi	3/1.0 (+1)	888 (+11%)	1mo	$115,000	$130	47
118 Arnold Blvd	0.67mi	2/1.0	888 (+11%)	4mo	$125,000	$141	47
317 Evergreen St	0.30mi	3/1.0 (+1)	912 (+14%)	14mo	$98,000	$107	46
226 Evergreen St	0.40mi	3/1.0 (+1)	912 (+14%)	11mo	$50,000	$55	44
129 Tinker Blvd	0.73mi	2/1.0	888 (+11%)	8mo	$100,000	$113	41
711 Mcarthur Blvd	0.74mi	2/1.0	888 (+11%)	8mo	$104,500	$118	41
315 Arnold Blvd	0.68mi	3/1.0 (+1)	880 (+10%)	14mo	$87,000	$99	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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,136
• Equity at exit: $16,401

10-year hold

• IRR: 8.5%
• Equity multiple: 1.64×
• Total profit: $19,643
• 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 31093

• Rents YoY: 2.8%
• Active inventory: 161
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$577
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $267

Break-even live

Break-even rent $822

Max offer price $110,000

Occupancy floor 72%

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 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	21d	1	0.54mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	44d	1	0.54mi
213 Johns Rd Warner Robins, GA	2.0	1.0	888	$1,175	$1.32	13d	1	0.55mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,004	$1.04	44d	81	0.55mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,019	$1.06	13d	9	0.55mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$975	$1.07	13d	29	0.57mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	21d	1	0.59mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	13d	1	0.60mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	13d	1	0.64mi
202 Ruzelle St Warner Robins, GA	3.0	1.0	962	$1,175	$1.22	44d	1	0.66mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	44d	1	0.66mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	44d	1	0.66mi
116 Tabor Dr Warner Robins, GA	1.0	1.0	550	$925	$1.68	13d	1	0.68mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	44d	1	0.69mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	21d	1	0.69mi
216 Tabor Dr Warner Robins, GA	1.0	1.0	600	$775	$1.29	44d	1	0.72mi
731 N Davis Dr Unit 2 Warner Robins, GA	1.0	1.0	600	$785	$1.31	13d	1	0.80mi
731 N Davis Dr Warner Robins, GA	1.0	1.0	600	$795	$1.32	44d	1	0.80mi
106 National Ave Warner Robins, GA	3.0	1.0	984	$1,250	$1.27	44d	1	0.85mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	44d	1	0.87mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	13d	8	0.89mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	44d	6	0.89mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	44d	19	0.95mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	21d	1	0.99mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	44d	1	1.00mi
119 Keith Dr Warner Robins, GA	3.0	2.0	1122	$1,175	$1.05	44d	1	1.11mi
402 Curtis St Warner Robins, GA	2.0	1.0	750	$995	$1.33	13d	1	1.14mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	44d	1	1.16mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	21d	1	1.16mi
724 N Houston Rd Warner Robins, GA	1.0	1.0	680	$765	$1.12	44d	1	1.24mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	13d	7	1.25mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,058	$1.12	13d	10	1.28mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	13d	23	1.29mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	13d	2	1.38mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	21d	1	1.43mi
103 Dellwood Cir Unit 103-B Warner Robins, GA	1.0	1.0	650	$625	$0.96	21d	1	1.43mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	1.44mi

Listing history 18 events

1. 2026-06-17
   status $110,000 Under Contract 41 DOM

   Show marketing remark (596 chars)

   Freshly remodeled and move-in ready, this charming 2-bedroom, 1-bath home offers a smart opportunity for both homeowners and investors. The interior has been updated with a clean and more modern feel. The roof and HVAC have been replace in the last 2 years to provide added peace of mind. Conveniently located near Warner Robins Air Force Base and local schools, this property offers easy access to everyday essentials, making it an excellent choice for a first-time buyer, downsizer, or rental investment. With its updated condition and desirable location, this home is ready for its next owner.

2. 2026-06-17
   days on market $110,000 Active 41 DOM

   Show marketing remark (596 chars)

   Freshly remodeled and move-in ready, this charming 2-bedroom, 1-bath home offers a smart opportunity for both homeowners and investors. The interior has been updated with a clean and more modern feel. The roof and HVAC have been replace in the last 2 years to provide added peace of mind. Conveniently located near Warner Robins Air Force Base and local schools, this property offers easy access to everyday essentials, making it an excellent choice for a first-time buyer, downsizer, or rental investment. With its updated condition and desirable location, this home is ready for its next owner.

3. 2026-06-16
   days on market $110,000 Active 40 DOM
4. 2026-06-15
   days on market $110,000 Active 39 DOM
5. 2026-06-14
   days on market $110,000 Active 37 DOM
6. 2026-06-13
   days on market $110,000 Active 36 DOM
7. 2026-06-10
   days on market $110,000 Active 34 DOM
8. 2026-06-09
   days on market $110,000 Active 33 DOM
9. 2026-06-08
   days on market $110,000 Active 32 DOM
10. 2026-06-07
    statusdays on market $110,000 Active 31 DOM
11. 2026-06-05
    pricestatusdays on market $110,000 Price Change 28 DOM
12. 2026-06-03
    days on market $115,000 Active 27 DOM

    Show marketing remark (596 chars)

    Freshly remodeled and move-in ready, this charming 2-bedroom, 1-bath home offers a smart opportunity for both homeowners and investors. The interior has been updated with a clean and more modern feel. The roof and HVAC have been replace in the last 2 years to provide added peace of mind. Conveniently located near Warner Robins Air Force Base and local schools, this property offers easy access to everyday essentials, making it an excellent choice for a first-time buyer, downsizer, or rental investment. With its updated condition and desirable location, this home is ready for its next owner.

13. 2026-06-02
    days on market $115,000 Active 26 DOM
14. 2026-06-01
    days on market $115,000 Active 25 DOM
15. 2026-05-31
    days on market $115,000 Active 24 DOM
16. 2026-05-30
    days on market $115,000 Active 23 DOM
17. 2026-05-07
    listed $115,000 Active 596-char remark

    Show marketing remark (596 chars)

    Freshly remodeled and move-in ready, this charming 2-bedroom, 1-bath home offers a smart opportunity for both homeowners and investors. The interior has been updated with a clean and more modern feel. The roof and HVAC have been replace in the last 2 years to provide added peace of mind. Conveniently located near Warner Robins Air Force Base and local schools, this property offers easy access to everyday essentials, making it an excellent choice for a first-time buyer, downsizer, or rental investment. With its updated condition and desirable location, this home is ready for its next owner.

18. 2026-05-01
    listed $115,000 New 597-char remark

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$691/yr (+$58/mo · 215.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 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: $13,918
• − Mortgage interest: −$6,162
• − Property taxes: −$321
• − Insurance: −$550
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,200
• Taxable income: $1,459
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,852/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

-4.3% since first listed

6 events — show timeline

• 2026-06-17 Pending — GAMLS
• 2026-06-17 Contingent — MGMLS
• 2026-06-03 Price Changed $110,000 MGMLS
• 2026-06-03 Price Changed $110,000 GAMLS
• 2026-05-07 Listed $115,000 MGMLS
• 2026-05-01 Listed $115,000 GAMLS

Property tax history

+3.4%/yr

Latest (2025): $321 · +8.2% YoY. Source: county tax records.