103 Pheasant Cv · Warner Robins, GA 31088

$249,900

3 bd · 2.5 ba · 2,398 sqft · SingleFamily public records · 10 Days on market

Built 1976 0.58 ac lot Est $293k · 15% under $33/mo HOA · 2% of rent

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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).

• ARV discount +14.1/15.0
• Cash flow +13.4/30.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 103 Pheasant Cove — where space, privacy, and potential come together in one of Warner Robins’ established neighborhoods- Beaver Glen! This well-maintained, one-level home sits on a generous 0.58-acre lot and offers over 2,300 square feet of comfortable living space. Inside, you’ll find a functional layout with multiple living areas, a cozy fireplace, and plenty of room to spread out. Move-in ready and full of character, this home gives buyers the opportunity to update at their own pace while enjoying a solid, well-cared-for property from day one. Tucked away on a quiet cul-de-sac yet conveniently located near shopping, dining, and Robins Air Force Base, this h

Key facts

• Near dining
• 0.58-acre lot
• Quiet cul-de-sac

Tags

• 0.58-ACRE LOT
• MULTIPLE LIVING AREAS
• COZY FIREPLACE
• QUIET CUL-DE-SAC
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $400 (about $33.33/month); Community clubhouse; Community pool

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer and septic tank
• Home design: Single-family detached residence; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Patio; Tennis court(s); Lot approximately 0.58 acres

Interior

• Kitchen: Dishwasher; Electric range; Garbage disposal
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Fireplace (wood burning); Tennis court access; Patio

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $7 ($80/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 $201k (19.7% below list).
• Recommended offer: $201k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Russell Elementary School (math 51% / reading 41%, grade D-, #316 of 1,228 statewide, top 26%, 645 students, 84% FRL); Huntington Middle School (math 23% / reading 32%, grade F, #268 of 470 statewide, top 57%, 827 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 29% at this address vs 44% district-wide (-15 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); 286 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $200,693 (19.7% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.80% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $292,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Pheasant Cv	0.00mi	3/2.5	2,398 (0%)	1mo	$255,000	$106	99
422 Lake Front Dr	0.17mi	4/2.5 (+1)	2,341 (-2%)	3mo	$268,000	$114	80
422 Lake Front Dr	0.17mi	4/2.5 (+1)	2,341 (-2%)	3mo	$268,000	$114	80
226 Shenandoah Trl	0.42mi	4/2.5 (+1)	2,423 (+1%)	2mo	$313,000	$129	72
101 Harbor Dr	0.30mi	4/3.0 (+1)	2,317 (-3%)	4mo	$250,000	$108	70
105 South Oaks Ln	0.39mi	4/2.5 (+1)	2,364 (-1%)	8mo	$279,900	$118	68
120 Shenandoah Trl	0.41mi	3/2.5	2,217 (-8%)	3mo	$269,900	$122	66
201 Feagin Mill Rd	0.43mi	3/2.0	2,217 (-8%)	2mo	$155,000	$70	64
106 Fox Glen Dr	0.29mi	4/2.5 (+1)	2,614 (+9%)	11mo	$318,000	$122	57
266 Southland Station Dr	0.47mi	4/2.5 (+1)	2,077 (-13%)	5mo	$278,000	$134	47
111 Raintree Dr	0.62mi	3/2.0	2,123 (-12%)	4mo	$276,900	$130	46
102 Gatlin Ct	0.74mi	3/2.0	2,104 (-12%)	6mo	$275,000	$131	38

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-42,783
• Equity at exit: $37,261

10-year hold

• IRR: -12.1%
• Equity multiple: 0.32×
• Total profit: $-47,547
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $7

Break-even live

Break-even rent $1,999

Max offer price $249,900

Occupancy floor 95%

Sensitivity live

Price	-10% $148	-5% $77	+0% $7	+5% $-64	+10% $-135
Rent	-10% $-152	-5% $-73	+0% $7	+5% $86	+10% $165
Rate	-1.0pp $132	-0.5pp $70	base $7	+0.5pp $-58	+1.0pp $-124

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Raintree Dr Warner Robins, GA	3.0	2.0	2062	$2,250	$1.09	21d	1	0.70mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	13d	1	0.80mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	44d	1	0.80mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	44d	1	0.83mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	21d	1	0.90mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	44d	1	0.90mi
113 Gray Fox Xing Bonaire, GA	4.0	2.0	1717	$2,200	$1.28	21d	1	1.17mi
100 Sun Chase Bonaire, GA	4.0	2.5	2234	$2,500	$1.12	44d	1	1.45mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-04-09
   listed $249,900 Active

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$725/yr (+$60/mo · 46.0%)

ⓘ 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 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: $24,083
• − Mortgage interest: −$13,998
• − Property taxes: −$1,574
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − HOA: −$396
• − Depreciation: −$7,270
• Taxable loss: −$4,258
• Est. tax savings @ 24.0%: +$1,022
• After-tax cash flow: $1,102/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

2 events — show timeline

• 2026-04-20 Pending — CGMLS
• 2026-04-09 Listed $249,900 CGMLS

Property tax history

+5.4%/yr

Latest (2025): $1,574 · +5.2% YoY. Source: county tax records.