117 Victor St · Warner Robins, GA 31088

$180,000

3 bd · 2.0 ba · 1,237 sqft · SingleFamily public records · 2 Days on market

Built 1974 10,018 sqft lot Est $165k · 9% over

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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 +15.7/30.0
• DSCR +4.9/10.0
• Schools +3.9/10.0
• 1% rule +3.4/10.0
• ARV discount +3.3/15.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FSBO

Key facts

• New flooring
• Refreshed bathrooms
• Modern kitchen

Tags

• REMODELED BRICK RESIDENCE
• NEW FLOORING
• UPDATED FIXTURES
• REFRESHED BATHROOMS
• MODERN KITCHEN
• NEW ELECTRIC RANGE

Property features AI

Exterior

• Parking: 1 covered parking space; 1-car garage; Attached carport
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residence; One level
• Construction: Brick construction; Slab foundation; Built area above grade: 1,237
• Exterior features: Deck; Porch; Fenced yard

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: Total of 9 rooms (includes bedrooms and living areas)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; High-speed internet; Storage; Double-pane windows
• Laundry & utility: Washer/dryer connections not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $80 ($965/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 $151k (16.2% below list).
• Recommended offer: $151k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Miller Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 538 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 22% at this address vs 44% district-wide (-22 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); 295 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $100k; list at $180k implies a 80% gain — meaningful room to come down on a strong offer.

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 $150,873 (16.2% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $164,521
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Oakdale Dr	0.18mi	3/2.0	1,080 (-13%)	2mo	$185,000	$171	68
201 Sonja Dr	0.65mi	3/2.0	1,196 (-3%)	1mo	$167,000	$140	63
814 Arrowhead Trl	0.15mi	3/2.0	1,053 (-15%)	8mo	$149,000	$142	61
205 Sonja Dr	0.68mi	3/2.0	1,196 (-3%)	3mo	$145,000	$121	60
223 Randy Cir	0.69mi	3/2.0	1,195 (-3%)	3mo	$175,000	$146	60
304 Palomino Ln	0.67mi	3/2.0	1,272 (+3%)	5mo	$157,000	$123	60
103 Lake Drive Dr	0.44mi	3/2.0	1,377 (+11%)	3mo	$84,000	$61	58
127 Sonja Dr	0.56mi	3/2.0	1,352 (+9%)	6mo	$198,000	$146	53
212 Palomino Ln	0.57mi	3/1.5	1,352 (+9%)	4mo	$120,000	$89	52
206 Sonja Dr	0.70mi	3/2.0	1,128 (-9%)	5mo	$150,000	$133	48
211 Palomino Ln	0.55mi	4/2.0 (+1)	1,378 (+11%)	4mo	$171,000	$124	47
204 Randy Cir	0.61mi	3/1.5	1,380 (+12%)	8mo	$145,000	$105	44

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-26,100
• Equity at exit: $26,839

10-year hold

• IRR: -8.1%
• Equity multiple: 0.52×
• Total profit: $-24,334
• Equity at exit: $15,563

Cash invested: $50,400 (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: 295
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$944
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $80

Break-even live

Break-even rent $1,407

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $182	-5% $131	+0% $80	+5% $29	+10% $-22
Rent	-10% $-39	-5% $21	+0% $80	+5% $140	+10% $200
Rate	-1.0pp $171	-0.5pp $126	base $80	+0.5pp $34	+1.0pp $-14

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Corder Rd Warner Robins, GA	1.0–2.0	1.0	840	$1,275	$1.52	23d	3	0.11mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	23d	1	0.18mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	15d	1	0.21mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	45d	1	0.27mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	15d	1	0.27mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,225	$1.12	45d	1	0.53mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	23d	1	0.59mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	15d	1	0.59mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	45d	1	0.71mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	15d	1	0.74mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	23d	1	0.74mi
1205 Leverett Rd Warner Robins, GA	2.0	2.0	1055	$1,125	$1.07	23d	1	0.76mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	45d	1	0.80mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	23d	1	0.86mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	15d	23	0.89mi
126 Jaybee Dr Warner Robins, GA	3.0	2.0	1378	$1,750	$1.27	45d	1	1.16mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	15d	11	1.25mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	45d	1	1.31mi
117 Wingate Cir Warner Robins, GA	2.0	1.5	1155	$1,425	$1.23	23d	1	1.45mi
108 Pershing Place Ct Warner Robins, GA	2.0	2.0	1120	$1,300	$1.16	45d	1	1.46mi

Listing history 4 events

1. 2026-06-21
   status $180,000 Pending 2 DOM
2. 2026-06-19
   days on market $180,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $180,000 Active 1 DOM

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$545/yr (+$45/mo · 49.1%)

ⓘ 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 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: $18,105
• − Mortgage interest: −$10,083
• − Property taxes: −$1,111
• − Insurance: −$900
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$5,236
• Taxable loss: −$2,122
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $1,474/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

+131.1% since first listed

10 events — show timeline

• 2026-06-17 Listed $180,000 CGMLS
• 2026-04-14 Sold (Public Records) $100,000 Public Records
• 2018-03-20 Sold (Public Records) $79,000 Public Records
• 2018-03-19 Sold (MLS) $79,000 GAMLS
• 2018-03-19 Sold (MLS) $79,000 CGMLS
• 2018-02-16 Listed $79,000 GAMLS
• 2018-02-16 Listed $79,000 CGMLS
• 2016-12-07 Sold (Public Records) $77,000 Public Records
• 2016-12-05 Sold (MLS) $77,000 CGMLS
• 2016-10-12 Listed $77,900 CGMLS

Property tax history

+5.2%/yr

Latest (2025): $1,111 · +16.7% YoY. Source: county tax records.