402 5th Ave · Warner Robins, GA 31005

$165,000

3 bd · 2.0 ba · 1,566 sqft · Other public records · 64 Days on market

Built 2002 0.51 ac lot

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Why this score? — see what drove the B- 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE LIVING ZONED FOR VETERANS HIGH SCHOOL. Home features Great Room w/ fireplace, large kitchen & separate dining area. Nice back yard, quiet corner lot. Zoned for Bonaire Elementary, Bonaire Middle, & Veterans High School. Washer/Dryer and Separate Storage Building Remain. There is an additional parking spot for RV hookup. Call to see today.

Key facts

• Large flat parcel
• 0.51 acre lot
• 2 garage spots

Tags

• LARGE FLAT PARCEL
• MINUTES FROM RAFB RUSSELL GATE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Residential mobile home; 1,566 above-grade finished area
• Construction: Vinyl siding
• Exterior features: Lot in subdivision LASHLEY; Lot dimensions approximately 113x195

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Microwave; Range
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher; Electric range; Refrigerator; Microwave; Range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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: Bonaire Primary School (624 students, 29% FRL); Bonaire Middle School (math 67% / reading 68%, grade A-, #21 of 470 statewide, top 4%, 1,140 students, 32% FRL); Veterans High School (math 33% / reading 32%, grade F, #104 of 424 statewide, top 25%, 1,914 students, 30% FRL) — zoned schools average 30% FRL vs 46% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 240 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.17% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.58%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.53% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $9,535
• Equity at exit: $24,602

10-year hold

• IRR: 15.9%
• Equity multiple: 2.38×
• Total profit: $63,790
• Equity at exit: $14,266

Cash invested: $46,200 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 240
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $523

Break-even live

Break-even rent $1,277

Max offer price $165,000

Occupancy floor 68%

Sensitivity live

Price	-10% $616	-5% $569	+0% $523	+5% $476	+10% $429
Rent	-10% $370	-5% $446	+0% $523	+5% $599	+10% $676
Rate	-1.0pp $606	-0.5pp $565	base $523	+0.5pp $480	+1.0pp $436

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 1st St Bonaire, GA	3.0	2.0	1080	$1,400	$1.30	22d	1	0.31mi
102 Alton Tucker SR Blvd Bonaire, GA	3.0	2.0	1344	$2,195	$1.63	45d	1	0.81mi

Listing history 34 events

1. 2026-06-21
   days on market $165,000 Active 64 DOM
2. 2026-06-19
   days on market $165,000 Active 62 DOM
3. 2026-06-18
   days on market $165,000 Active 61 DOM
4. 2026-06-17
   days on market $165,000 Active 60 DOM
5. 2026-06-16
   days on market $165,000 Active 59 DOM
6. 2026-06-15
   price $165,000 Active 58 DOM
7. 2026-06-15
   days on market $169,900 Active 58 DOM
8. 2026-06-14
   days on market $169,900 Active 56 DOM
9. 2026-06-13
   days on market $169,900 Active 55 DOM
10. 2026-06-10
    days on market $169,900 Active 53 DOM
11. 2026-06-09
    days on market $169,900 Active 52 DOM
12. 2026-06-09
    remarks 692-char remark
13. 2026-06-08
    days on market $169,900 Active 51 DOM
14. 2026-06-07
    days on market $169,900 Active 50 DOM
15. 2026-06-05
    days on market $169,900 Active 47 DOM
16. 2026-06-03
    days on market $169,900 Active 46 DOM
17. 2026-06-02
    days on market $169,900 Active 45 DOM
18. 2026-06-01
    days on market $169,900 Active 44 DOM
19. 2026-05-31
    days on market $169,900 Active 43 DOM
20. 2026-05-30
    days on market $169,900 Active 42 DOM
21. 2026-05-20
    status Active
22. 2026-04-18
    status Pending
23. 2026-04-15
    price $169,900
24. 2026-03-17
    listed $175,000 Active
25. 2023-02-09
    soldstatus $125,000 362-char remark

    Show marketing remark (362 chars)

    AFFORDABLE LIVING ZONED FOR VETERANS HIGH SCHOOL. Home features Great Room w/ fireplace, large kitchen & separate dining area. Nice back yard, quiet corner lot. Zoned for Bonaire Elementary, Bonaire Middle, & Veterans High School. Washer/Dryer and Separate Storage Building Remain. There is an additional parking spot for RV hookup. Call to see today.

26. 2023-02-09
    soldstatus $125,000

    Show marketing remark (362 chars)

    AFFORDABLE LIVING ZONED FOR VETERANS HIGH SCHOOL. Home features Great Room w/ fireplace, large kitchen & separate dining area. Nice back yard, quiet corner lot. Zoned for Bonaire Elementary, Bonaire Middle, & Veterans High School. Washer/Dryer and Separate Storage Building Remain. There is an additional parking spot for RV hookup. Call to see today.

27. 2023-02-08
    soldstatus $125,000 Closed 362-char remark

    Show marketing remark (362 chars)

    AFFORDABLE LIVING ZONED FOR VETERANS HIGH SCHOOL. Home features Great Room w/ fireplace, large kitchen & separate dining area. Nice back yard, quiet corner lot. Zoned for Bonaire Elementary, Bonaire Middle, & Veterans High School. Washer/Dryer and Separate Storage Building Remain. There is an additional parking spot for RV hookup. Call to see today.

28. 2023-01-10
    status Pending 362-char remark

    Show marketing remark (362 chars)

    AFFORDABLE LIVING ZONED FOR VETERANS HIGH SCHOOL. Home features Great Room w/ fireplace, large kitchen & separate dining area. Nice back yard, quiet corner lot. Zoned for Bonaire Elementary, Bonaire Middle, & Veterans High School. Washer/Dryer and Separate Storage Building Remain. There is an additional parking spot for RV hookup. Call to see today.

29. 2022-12-19
    listed $125,000 Active 362-char remark

    Show marketing remark (362 chars)

    AFFORDABLE LIVING ZONED FOR VETERANS HIGH SCHOOL. Home features Great Room w/ fireplace, large kitchen & separate dining area. Nice back yard, quiet corner lot. Zoned for Bonaire Elementary, Bonaire Middle, & Veterans High School. Washer/Dryer and Separate Storage Building Remain. There is an additional parking spot for RV hookup. Call to see today.

30. 2022-12-19
    listed $125,000 362-char remark

    Show marketing remark (362 chars)

    AFFORDABLE LIVING ZONED FOR VETERANS HIGH SCHOOL. Home features Great Room w/ fireplace, large kitchen & separate dining area. Nice back yard, quiet corner lot. Zoned for Bonaire Elementary, Bonaire Middle, & Veterans High School. Washer/Dryer and Separate Storage Building Remain. There is an additional parking spot for RV hookup. Call to see today.

31. 2015-08-14
    soldstatus $50,500
32. 2015-08-13
    soldstatus $50,500
33. 2015-07-29
    listed $54,900
34. 2005-06-28
    soldstatus $64,500

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$622/yr (+$52/mo · 69.5%)

ⓘ 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 5/10 Major
• 🌡 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,262
• − Mortgage interest: −$9,243
• − Property taxes: −$896
• − Insurance: −$825
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$4,800
• Taxable income: $3,777
• Est. tax owed @ 24.0%: −$906
• After-tax cash flow: $5,367/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

• County: Houston County · 157,321 people
• City population: 92,102
• Metro: Warner Robins, GA
• Population (ZIP): 22,063
• Household income: $110,461
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 212.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 11% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Salvadoran 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▼ -43.85%
• Current HPI: 213.0605
• Rent YoY: ▲ 4.53%
• 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

+163.4% since first listed

14 events — show timeline

• 2026-05-20 Relisted — CGMLS
• 2026-04-18 Pending — CGMLS
• 2026-04-15 Price Changed $169,900 CGMLS
• 2026-03-17 Listed $175,000 CGMLS
• 2023-02-09 Sold (Public Records) $125,000 Public Records
• 2023-02-09 Sold (MLS) $125,000 MGMLS
• 2023-02-08 Sold (MLS) $125,000 CGMLS
• 2023-01-10 Pending — CGMLS
• 2022-12-19 Listed $125,000 CGMLS
• 2022-12-19 Listed $125,000 MGMLS
• 2015-08-14 Sold (MLS) $50,500 CGMLS
• 2015-08-13 Sold (Public Records) $50,500 Public Records
• 2015-07-29 Listed $54,900 CGMLS
• 2005-06-28 Sold (Public Records) $64,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $896 · -15.4% YoY. Source: county tax records.