212 Palomino Ln · Warner Robins, GA 31088

$204,900

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 18 Days on market

Built 1963 9,583 sqft lot Est $189k · 8% 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 +13.6/30.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• ARV discount +3.8/15.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect little starter home or a great add to an investors rental portfolio! This 3 bed, 1.5 bath ranch style home is situated on a quiet street but only minutes from schools, restaurants and shopping. The fenced and shaded backyard will allow you peace and a sense of seclusion. Come see this one today!

Key facts

• Renovated
• All-new flooring
• Stunning kitchen

Tags

• RENOVATED
• QUALITY CRAFTSMANSHIP
• ALL-NEW FLOORING
• UPDATED LIGHTING
• STUNNING KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: Located in the Country Villas subdivision

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Patio; Lot of about 0.22 acres

Interior

• Kitchen: Electric range; Free-standing range; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Electric range / Free-standing range; Vinyl flooring; Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $13 ($151/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 $159k (22.6% below list).
• Recommended offer: $159k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.9% in Warner Robins — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Shirley Hills Elementary School (math 44% / reading 52%, grade D, #289 of 1,228 statewide, top 24%, 545 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 31% 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); 295 active listings in the ZIP; 29 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 $6k 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 18 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $120k; list at $205k implies a 71% 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 $158,631 (22.6% below list)

Questions for the listing agent

1. Built in 1963 — 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: 0.77% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $189,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Palomino Ln	0.03mi	4/2.0 (+1)	1,378 (+2%)	4mo	$171,000	$124	85
201 Sonja Dr	0.08mi	3/2.0	1,196 (-12%)	1mo	$167,000	$140	74
119 Colonial Rd	0.26mi	3/2.0	1,443 (+7%)	3mo	$189,000	$131	72
205 Sonja Dr	0.11mi	3/2.0	1,196 (-12%)	3mo	$145,000	$121	71
114 Windsor Dr	0.43mi	3/2.0	1,445 (+7%)	3mo	$180,000	$125	64
103 Woodfield Dr	0.61mi	3/2.0	1,279 (-5%)	2mo	$187,000	$146	59
333 Clairmont Dr	0.50mi	3/2.0	1,458 (+8%)	3mo	$104,000	$71	59
209 Tracy Ter	0.24mi	4/2.0 (+1)	1,535 (+14%)	2mo	$205,000	$134	58
223 Randy Cir	0.43mi	3/2.0	1,195 (-12%)	3mo	$175,000	$146	56
113 Woodfield Dr	0.67mi	3/2.0	1,432 (+6%)	1mo	$215,000	$150	56
112 Friar Tuck Ave	0.62mi	3/2.0	1,505 (+11%)	2mo	$269,999	$179	49
105 Robinhood Dr	0.69mi	4/1.5 (+1)	1,491 (+10%)	1mo	$208,000	$140	45

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-34,582
• Equity at exit: $30,551

10-year hold

• IRR: -11.7%
• Equity multiple: 0.34×
• Total profit: $-37,795
• Equity at exit: $17,716

Cash invested: $57,372 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $13

Break-even live

Break-even rent $1,570

Max offer price $204,900

Occupancy floor 94%

Sensitivity live

Price	-10% $129	-5% $71	+0% $13	+5% $-45	+10% $-103
Rent	-10% $-113	-5% $-50	+0% $13	+5% $75	+10% $138
Rate	-1.0pp $116	-0.5pp $65	base $13	+0.5pp $-41	+1.0pp $-95

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	23d	1	0.24mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	15d	1	0.24mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	45d	1	0.33mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	15d	1	0.36mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	23d	1	0.36mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	23d	1	0.49mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	23d	1	0.49mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	15d	1	0.49mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	45d	1	0.50mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	23d	1	0.50mi
1103 Corder Rd Warner Robins, GA	1.0–2.0	1.0	840	$1,275	$1.52	23d	3	0.64mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	45d	1	0.76mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	45d	1	0.79mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	15d	1	0.82mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	45d	1	0.93mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	15d	1	0.94mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	45d	1	0.94mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	45d	1	0.97mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	15d	34	0.98mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	45d	1	1.04mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	15d	23	1.10mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,225	$1.12	45d	1	1.13mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	45d	1	1.13mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	23d	1	1.22mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	45d	1	1.22mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	15d	15	1.27mi
1205 Leverett Rd Warner Robins, GA	2.0	2.0	1055	$1,125	$1.07	23d	1	1.35mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	15d	11	1.36mi
615 Cedarwood Dr Unit 611 Bonaire, GA	3.0	1.0	902	$1,095	$1.21	23d	1	1.49mi

Listing history 14 events

1. 2026-06-21
   days on market $204,900 Active 18 DOM
2. 2026-06-19
   days on market $204,900 Active 16 DOM
3. 2026-06-18
   days on market $204,900 Active 15 DOM
4. 2026-06-17
   days on market $204,900 Active 14 DOM
5. 2026-06-16
   days on market $204,900 Active 13 DOM
6. 2026-06-15
   days on market $204,900 Active 12 DOM
7. 2026-06-14
   pricedays on market $204,900 Active 10 DOM
8. 2026-06-13
   days on market $214,900 Active 9 DOM
9. 2026-06-10
   days on market $214,900 Active 7 DOM
10. 2026-06-09
    days on market $214,900 Active 6 DOM
11. 2026-06-08
    days on market $214,900 Active 5 DOM
12. 2026-06-07
    days on market $214,900 Active 4 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $214,900 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: $969 · $81/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$916/yr (+$76/mo · 94.6%)

ⓘ 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 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: $19,036
• − Mortgage interest: −$11,478
• − Property taxes: −$969
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$5,961
• Taxable loss: −$3,442
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $977/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

+261.5% since first listed

12 events — show timeline

• 2026-06-03 Listed $214,900 CGMLS
• 2026-02-09 Sold (Public Records) $120,000 Public Records
• 2026-02-09 Sold (MLS) $120,000 MGMLS
• 2026-02-09 Sold (MLS) $120,000 GAMLS
• 2026-02-09 Sold (MLS) $120,000 CGMLS
• 2026-01-10 Contingent — MGMLS
• 2026-01-10 Pending — GAMLS
• 2026-01-10 Pending — CGMLS
• 2025-09-30 Listed $134,900 MGMLS
• 2025-09-30 Listed $134,900 CGMLS
• 2025-09-29 Listed $134,900 GAMLS
• 1997-09-11 Sold (Public Records) $59,450 Public Records

Property tax history

+3.9%/yr

Latest (2025): $969 · +14.0% YoY. Source: county tax records.