100 Alton Tucker Sr Blvd · Warner Robins, GA 31005

$285,000

4 bd · 2.0 ba · 1,773 sqft · SingleFamily public records · 63 Days on market

Built 2023 Good condition 0.25 ac lot $161/sqft · at area comps Est $283k · at est. $45/mo HOA · 2% of rent ↓ 10% since listing

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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 +11.2/30.0
• ARV discount +7.2/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside and discover a beautifully maintained 4-bedroom, 2 full bath home designed for comfort, space, and style.Whether you're a growing family or aprofessional in need of a dedicated home office, this home fits your lifestyle perfectly. The open-concept floor plan features a spacious kitchen that flows seamlessly into the dining and familyroom-ideal for everyday living and entertaining. The kitchen is a standout, complete with granite countertops, a walk-in pantry, island with four bar stools,stainless steel appliances featuring a microwave, dishwasher, garbage disposal, and refrigerator-perfect for preparing your favorite meals. The private owner's suite is designed for relaxation, featuring dual vanities, a separate shower, and a luxurious garden tub to unwind after along day. The walk-in closet even includes a 360-degree rotating shoe rack for added convenience. This home has been thoughtfully upgraded to offer bothprivacy and security, including a fullyfenced backyard with a wooden privacyfence, along with exterior and interior camera systems. No need for laundrymat anymore, the WASHER and DRYER remain with the home for your convenience. Move-in ready and waiting for you to start your next chapter! It is conveniently located just minutes from Robins Air Force Base. Zoned for Veterans High School District. SELLER IS OFFERING $5000 CLOSING COST WITH ACCEPTED OFFER!!

Key facts

• Spacious kitchen
• Granite countertops
• Walk-in pantry

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• PRIVATE OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (15.5% below list).
• Recommended offer: $241k (15.5% below list) — sets the bar for 1% rule.

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 fast (+4.5%/yr); 239 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 $2k of loan paydown is wiped out by about $9k 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 63 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,856 (15.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $283,286
• List price: $285,000
• Delta: 0.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Alton Tucker Sr Blvd	0.11mi	4/2.0	1,891 (+7%)	12mo	$300,000	$159	74
307 Ledford Way	0.13mi	3/2.0 (-1)	1,522 (-14%)	2mo	$267,000	$175	64
105 Sasser Dr	0.35mi	3/1.5 (-1)	1,689 (-5%)	6mo	$220,000	$130	64
105 Sasser Dr	0.35mi	3/1.5 (-1)	1,689 (-5%)	6mo	$220,000	$130	64
106 Ledford Way	0.38mi	3/2.0 (-1)	1,736 (-2%)	13mo	$240,000	$138	63
109 Fortune Way	0.42mi	3/2.0 (-1)	1,807 (+2%)	14mo	$298,500	$165	61
101 Forest Hvn	0.46mi	3/2.0 (-1)	1,675 (-6%)	13mo	$299,825	$179	53
120 Newton Ln	0.50mi	4/3.0	1,908 (+8%)	13mo	$350,000	$183	49
106 Williams Dr	0.75mi	3/2.5 (-1)	1,700 (-4%)	5mo	$150,000	$88	47
408 Charlotte Dr	0.50mi	4/3.0	1,971 (+11%)	11mo	$356,500	$181	45
116 Garrett Ln	0.72mi	3/2.5 (-1)	1,679 (-5%)	9mo	$287,000	$171	43
114 Garrett Ln	0.73mi	3/2.0 (-1)	1,619 (-9%)	11mo	$285,000	$176	37

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-49,475
• Equity at exit: $42,494

10-year hold

• IRR: -6.6%
• Equity multiple: 0.55×
• Total profit: $-36,056
• Equity at exit: $24,642

Cash invested: $79,800 (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: 239
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$45
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-112

Break-even live

Break-even rent $2,550

Max offer price $268,821

Occupancy floor 100%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Alton Tucker SR Blvd Bonaire, GA	3.0	2.0	1344	$2,195	$1.63	43d	1	0.01mi
200 Chipper St Bonaire, GA	3.0	2.0	1572	$1,995	$1.27	21d	1	1.37mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: trashsecurity

Listing history 12 events

1. 2026-06-02
   status $285,000 Under Contract 63 DOM
2. 2026-06-01
   days on market $285,000 Active 63 DOM
3. 2026-05-31
   days on market $285,000 Active 62 DOM
4. 2026-05-30
   days on market $285,000 Active 61 DOM
5. 2026-03-30
   listed $285,000 New 1398-char remark

   Show marketing remark (1422 chars)

   Step inside and discover a beautifully maintained 4-bedroom, 2 full bath home designed for comfort, space, and style. Whether you're a growing family or a professional in need of a dedicated home office, this home fits your lifestyle perfectly. The open-concept floor plan features a spacious kitchen that flows seamlessly into the dining and family room—ideal for everyday living and entertaining. The kitchen is a standout, complete with granite countertops, a walk-in pantry, island with four bar stools, stainless steel appliances featuring a microwave, dishwasher, garbage disposal, and refrigerator—perfect for preparing your favorite meals. The private owner’s suite is designed for relaxation, featuring dual vanities, a separate shower, and a luxurious garden tub to unwind after a long day. The walk-in closet even includes a 360-degree rotating shoe rack for added convenience. This home has been thoughtfully upgraded to offer both privacy and security, including a fully fenced backyard with a wooden privacy fence, along with exterior and interior camera systems. No need for laundromat anymore, the WASHER and DRYER remain with the home for your convenience. Move-in ready and waiting for you to start your next chapter! It is conveniently located just minutes from Robins Air Force Base. Zoned for Veterans High School District. SELLER IS OFFERING $5000 CLOSING COST WITH ACCEPTED OFFER!!

6. 2026-03-30
   listed $285,000 Active 1422-char remark

   Show marketing remark (1422 chars)

   Step inside and discover a beautifully maintained 4-bedroom, 2 full bath home designed for comfort, space, and style. Whether you're a growing family or a professional in need of a dedicated home office, this home fits your lifestyle perfectly. The open-concept floor plan features a spacious kitchen that flows seamlessly into the dining and family room—ideal for everyday living and entertaining. The kitchen is a standout, complete with granite countertops, a walk-in pantry, island with four bar stools, stainless steel appliances featuring a microwave, dishwasher, garbage disposal, and refrigerator—perfect for preparing your favorite meals. The private owner’s suite is designed for relaxation, featuring dual vanities, a separate shower, and a luxurious garden tub to unwind after a long day. The walk-in closet even includes a 360-degree rotating shoe rack for added convenience. This home has been thoughtfully upgraded to offer both privacy and security, including a fully fenced backyard with a wooden privacy fence, along with exterior and interior camera systems. No need for laundromat anymore, the WASHER and DRYER remain with the home for your convenience. Move-in ready and waiting for you to start your next chapter! It is conveniently located just minutes from Robins Air Force Base. Zoned for Veterans High School District. SELLER IS OFFERING $5000 CLOSING COST WITH ACCEPTED OFFER!!

7. 2026-03-30
   historical

   Show marketing remark (1422 chars)

   Step inside and discover a beautifully maintained 4-bedroom, 2 full bath home designed for comfort, space, and style. Whether you're a growing family or a professional in need of a dedicated home office, this home fits your lifestyle perfectly. The open-concept floor plan features a spacious kitchen that flows seamlessly into the dining and family room—ideal for everyday living and entertaining. The kitchen is a standout, complete with granite countertops, a walk-in pantry, island with four bar stools, stainless steel appliances featuring a microwave, dishwasher, garbage disposal, and refrigerator—perfect for preparing your favorite meals. The private owner’s suite is designed for relaxation, featuring dual vanities, a separate shower, and a luxurious garden tub to unwind after a long day. The walk-in closet even includes a 360-degree rotating shoe rack for added convenience. This home has been thoughtfully upgraded to offer both privacy and security, including a fully fenced backyard with a wooden privacy fence, along with exterior and interior camera systems. No need for laundromat anymore, the WASHER and DRYER remain with the home for your convenience. Move-in ready and waiting for you to start your next chapter! It is conveniently located just minutes from Robins Air Force Base. Zoned for Veterans High School District. SELLER IS OFFERING $5000 CLOSING COST WITH ACCEPTED OFFER!!

8. 2025-10-29
   price $295,000
9. 2025-10-29
   price $295,000
10. 2025-08-09
    price $309,999
11. 2025-08-09
    price $309,999
12. 2025-07-07
    listed $314,999 New

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $28,903
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − HOA: −$540
• − Depreciation: −$8,291
• Taxable loss: −$6,217
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $150/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.

Condition & rehab AI · 13 photos

Good 80/100 None rehab

This home is in good condition with a good condition score of 80. It is move-in ready with minimal repairs needed and has good potential for value increase through painting and landscaping.

Value-add opportunities

• Both Painting the exterior siding and adding a fresh coat of paint to the interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Well-maintained landscaping can improve the curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and adding a fresh coat of paint to the interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the curb appeal and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

-9.5% since first listed

8 events — show timeline

• 2026-03-30 Listing Removed — GAMLS
• 2026-03-30 Listed $285,000 CGMLS
• 2026-03-30 Listed $285,000 GAMLS
• 2025-10-29 Price Changed $295,000 CGMLS
• 2025-10-29 Price Changed $295,000 GAMLS
• 2025-08-09 Price Changed $309,999 GAMLS
• 2025-08-09 Price Changed $309,999 CGMLS
• 2025-07-07 Listed $314,999 GAMLS

Property tax history

+23.6%/yr

Latest (2023): $364 · +23.6% YoY. Source: county tax records.