105 Auburn Dr · Warner Robins, GA 31088

$150,000

3 bd · 2.0 ba · 1,489 sqft · SingleFamily · 21 Days on market

Built 1968 0.36 ac lot Est $195k · 23% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid brick ranch situated on a spacious lot with mature trees and a fully usable backyard. This home offers a functional layout, covered front porch, carport, and a large covered back patio that's perfect for outdoor living and entertaining. Additional features include gutters, a storage building, and fenced backyard. Interior offers multiple living spaces, ample natural light, and a layout ready for your personal touch. Kitchen and baths are in original condition, providing an excellent opportunity for updates and customization. The roof is about a year old. Conveniently located near shopping, dining, and Robins AFB, this property presents a great opportunity for buyers looking to renovat

Key facts

• Covered front porch
• Carport
• Spacious lot

Tags

• SOLID BRICK RANCH
• SPACIOUS LOT
• MATURE TREES
• FULLY USABLE BACKYARD
• COVERED FRONT PORCH
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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; 28 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 $1k of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $195,059
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Avalon Dr	0.30mi	3/2.0	1,500 (+1%)	7mo	$213,000	$142	79
104 Fox Meadow Ct	0.32mi	3/2.0	1,428 (-4%)	4mo	$199,000	$139	75
200 Ridgeland Dr	0.38mi	3/2.0	1,505 (+1%)	8mo	$184,000	$122	74
410 Gawin Dr Dr	0.64mi	3/2.0	1,541 (+4%)	0mo	$188,000	$122	64
111 Oakridge Dr	0.32mi	3/2.0	1,334 (-10%)	6mo	$175,000	$131	62
208 Pellimore Dr	0.47mi	3/2.0	1,336 (-10%)	1mo	$185,000	$138	60
414 Forest Lake Dr	0.69mi	3/2.0	1,542 (+4%)	3mo	$210,000	$136	59
214 Camelot Pl	0.51mi	3/2.0	1,358 (-9%)	3mo	$157,000	$116	59
110 Brittany Ct	0.48mi	3/2.0	1,602 (+8%)	8mo	$216,000	$135	58
719 Meadowridge Dr	0.47mi	3/2.0	1,640 (+10%)	5mo	$175,000	$107	57
413 Sarah Dr	0.68mi	3/1.5	1,424 (-4%)	4mo	$147,000	$103	56
1716 Green Sts	0.48mi	3/2.0	1,686 (+13%)	4mo	$220,000	$130	52

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-12,273
• Equity at exit: $22,365

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-821
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $222

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Lumpkin Dr Warner Robins, GA	3.0	3.0	1700	$2,200	$1.29	43d	1	0.64mi
501 Pinecrest Dr Warner Robins, GA	4.0	2.0	1818	$2,100	$1.16	43d	1	0.72mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	43d	1	0.76mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	21d	1	0.76mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	21d	1	0.77mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	43d	1	0.77mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	43d	1	0.78mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	43d	1	0.79mi
111 Hawthorne Rd Warner Robins, GA	3.0	2.0	1551	$1,500	$0.97	43d	1	0.84mi
208 Wray St Warner Robins, GA	3.0	2.0	1509	$1,700	$1.13	13d	1	0.85mi
142 Hughes Dr Warner Robins, GA	3.0	2.0	1503	$1,745	$1.16	13d	1	0.86mi
126 Hughes Dr Warner Robins, GA	3.0	2.0	1508	$1,845	$1.22	43d	1	0.93mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	43d	1	0.93mi
106 Scarborough Rd Centerville, GA	3.0	2.0	1471	$1,400	$0.95	21d	1	0.99mi
122 Briarwood Dr Warner Robins, GA	4.0	2.0	1218	$1,195	$0.98	21d	1	1.05mi
124 Briarwood Dr Warner Robins, GA	3.0	2.0	1134	$1,500	$1.32	43d	1	1.06mi
104 Woodcarver Trl Warner Robins, GA	3.0	2.0	1300	$1,600	$1.23	13d	1	1.06mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,225	$1.30	13d	10	1.10mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	13d	29	1.21mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	21d	1	1.22mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	13d	23	1.25mi
108 Stonefield Ct Warner Robins, GA	3.0	2.0	1483	$1,475	$0.99	43d	1	1.34mi
302 Hawaii Ave Unit D Warner Robins, GA	3.0	2.0	1190	$1,500	$1.26	13d	1	1.34mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	13d	1	1.34mi
126 Jaybee Dr Warner Robins, GA	3.0	2.0	1378	$1,750	$1.27	43d	1	1.47mi
700 Fieldstone Rd Warner Robins, GA	3.0	2.0	1339	$1,625	$1.21	43d	1	1.49mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	21d	1	1.49mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	43d	1	1.49mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $150,000 Under Contract 21 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,112
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,364
• Taxable income: $288
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,590/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