105 Auburn Dr · Warner Robins, GA 31088

$150,000

3 bd · 2.0 ba · 1,606 sqft · SingleFamily public records · 21 Days on market

Built 1968 0.36 ac lot $93/sqft · 37% below area Est $220k · 32% under

---

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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• 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 MLS

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 renovate, invest, or create value.

Key facts

• Covered front porch
• Carport
• Spacious lot

Tags

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

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Carport; Side/rear entrance
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single family house; Residential resale; Built in 1968
• Construction: Brick construction; Other roof
• Exterior features: Porch; Corner lot; Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: One-level living; Public records list finished living area of 1,489; Crawl space foundation; Porch
• Laundry & utility: Laundry room

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 $388 ($5k/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 9.4% 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: Parkwood Elementary School (math 21% / reading 18%, grade F, #878 of 1,228 statewide, top 75%, 671 students, 84% FRL); Northside Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 844 students, 84% FRL); Northside High School (math 5% / reading 21%, grade F, #331 of 424 statewide, top 78%, 1,959 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 21% at this address vs 44% district-wide (-24 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $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: 1.13% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $220,478
• List price: $150,000
• Delta: -31.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Bowen Dr	0.08mi	3/2.0	1,576 (-2%)	3mo	$250,000	$159	91
315 Lasso Dr	0.50mi	3/2.0	1,671 (+4%)	3mo	$275,000	$165	68
203 Morning Dove Ln	0.47mi	3/2.0	1,451 (-10%)	3mo	$230,000	$159	59
317 Smithville Church Rd	0.33mi	4/3.0 (+1)	1,499 (-7%)	8mo	$240,000	$160	58
307 Lasso Dr	0.54mi	4/2.0 (+1)	1,692 (+5%)	6mo	$278,000	$164	56
200 Morning Dove Ln	0.51mi	4/3.0 (+1)	1,696 (+6%)	8mo	$292,000	$172	52
302 Lasso Dr	0.58mi	3/2.0	1,645 (+2%)	22mo	$269,000	$164	51
208 Antler Trl	0.49mi	2/2.0 (-1)	1,386 (-14%)	1mo	$230,000	$166	49
401 Spike Trl	0.40mi	2/2.0 (-1)	1,386 (-14%)	8mo	$240,000	$173	47
107 Turtle Dove Ct	0.64mi	3/2.0	1,498 (-7%)	19mo	$230,000	$154	43
106 Hatchbend Ct	0.57mi	3/2.0	1,420 (-12%)	18mo	$215,000	$151	39
117 Elk Trl	0.55mi	2/2.0 (-1)	1,386 (-14%)	20mo	$225,000	$162	30

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,886
• Equity at exit: $22,365

10-year hold

• IRR: 7.1%
• Equity multiple: 1.50×
• Total profit: $21,081
• 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: 295
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$787
• Tax from tax record: −$107 /mo · $1,278/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $388

Break-even live

Break-even rent $1,210

Max offer price $150,000

Occupancy floor 72%

Sensitivity live

Price	-10% $473	-5% $430	+0% $388	+5% $345	+10% $303
Rent	-10% $253	-5% $321	+0% $388	+5% $455	+10% $522
Rate	-1.0pp $463	-0.5pp $426	base $388	+0.5pp $349	+1.0pp $309

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Antler Trl Warner Robins, GA	2.0	2.0	1089	$1,550	$1.42	45d	1	0.48mi
407 Smoke Rise Dr Warner Robins, GA	4.0	2.5	2239	$2,300	$1.03	15d	1	0.51mi
321 Deerfield Cir Warner Robins, GA	2.0	2.0	1326	$1,650	$1.24	15d	1	0.55mi
107 White Tail Ln Warner Robins, GA	2.0	2.0	1065	$1,650	$1.55	45d	1	0.67mi
1601 Leverette Rd Warner Robins, GA	2.0	2.0	1170	$1,474	$1.26	15d	15	0.69mi
115 Tom Chapman Blvd Warner Robins, GA	1.0–3.0	1.0–2.0	1066	$1,632	$1.53	15d	10	0.73mi
1485 Leverette Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1144	$1,804	$1.58	15d	13	0.81mi
107 Barrington Pl N Warner Robins, GA	3.0	2.0	1780	$1,800	$1.01	45d	1	0.83mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	22d	1	1.06mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	45d	1	1.06mi
114 Tahoe Ln Warner Robins, GA	3.0	2.0	1349	$1,800	$1.33	45d	1	1.12mi
108 Pershing Place Ct Warner Robins, GA	2.0	2.0	1120	$1,300	$1.16	45d	1	1.20mi
105 Arnold St Centerville, GA	2.0	1.5	1122	$1,295	$1.15	15d	1	1.25mi
800 Gunn Rd Centerville, GA	1.0–3.0	1.0–2.0	1100	$1,715	$1.56	15d	2	1.26mi
206 Beau Claire Cir Byron, GA	4.0	3.0	2145	$1,950	$0.91	45d	1	1.27mi
3415 US Highway 41 N Byron, GA	2.0	2.0	1170	$1,490	$1.27	15d	15	1.29mi
100 Robins West Pkwy Warner Robins, GA	1.0–2.0	1.0–2.0	982	$1,347	$1.37	15d	7	1.31mi
124 Carterwoods Dr Warner Robins, GA	3.0	2.0	1818	$1,811	$1.00	22d	1	1.45mi
431 Sentry Oak Dr Centerville, GA	3.0	2.0	1312	$1,695	$1.29	45d	1	1.47mi
213 Merlot Dr Byron, GA	2.0	2.0	1632	$1,500	$0.92	45d	1	1.48mi
135 Sussex Dr Warner Robins, GA	2.0	2.0	2047	$1,495	$0.73	45d	1	1.49mi

Listing history 4 events

1. 2026-04-29
   listed $169,900 New 729-char remark

   Show marketing remark (726 chars)

   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 renovate, invest, or create value.

2. 2026-04-29
   listed $169,900 Active 726-char remark

   Show marketing remark (726 chars)

   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 renovate, invest, or create value.

3. 2005-11-21
   soldstatus $118,900
4. 2000-11-14
   soldstatus $107,500

ⓘ 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: $1,278 · $107/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$102/yr (+$8/mo · 8.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,404
• − Mortgage interest: −$8,402
• − Property taxes: −$1,278
• − Insurance: −$750
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,364
• Taxable income: $2,346
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $4,089/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): 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

+39.5% since first listed

8 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-05-21 Pending — CGMLS
• 2026-05-20 Price Changed $150,000 CGMLS
• 2026-05-20 Price Changed $150,000 GAMLS
• 2026-04-29 Listed $169,900 CGMLS
• 2026-04-29 Listed $169,900 GAMLS
• 2005-11-21 Sold (Public Records) $118,900 Public Records
• 2000-11-14 Sold (Public Records) $107,500 Public Records

Property tax history

+3.7%/yr

Latest (2022): $1,278 · +8.7% YoY. Source: county tax records.