130 S Pleasant Hill Rd · Warner Robins, GA 31088

$129,900

2 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 5 Days on market

Built 1950 9,583 sqft lot $110/sqft · at area comps Est $135k · at est. ↓ 4% since listing

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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 +21.5/30.0
• ARV discount +9.3/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• 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

Welcome home to 130 S Pleasant Hill Rd! This charming 2-bedroom, 1-bath home offers a comfortable layout with natural light and a inviting living space. The living room features a cozy wood burning fireplace with a classic white mantel, creating a welcoming spot to relax or gather. The kitchen offers bright cabinetry, generous storage and all stainless steel appliances. Outside, enjoy a fenced-in backyard with room for pets, play, gardening, or entertaining. A detached garage adds great storage, parking, or workshop potential. Schedule your showing today!

Key facts

• Fenced-in backyard
• Detached garage
• 9,583 sq ft lot

Tags

• WOOD BURNING FIREPLACE
• FENCED-IN BACKYARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1 covered/garage space, total 1 parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; 1,152 above-grade finished square feet
• Exterior features: Fenced yard with privacy fencing

Interior

• Kitchen: Free-standing range; Dishwasher; Microwave
• Flooring: Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1); Vinyl and tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $126k (3.4% below list).
• Recommended offer: $126k (3.4% below list) — sets the bar for 1% rule.
• 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: 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: C. B. Watson Primary School (557 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 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); 286 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 $898 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $125,532 (3.4% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.97% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $135,198
• List price: $129,900
• Delta: -0.15%
• 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
344 Orchard Way	0.14mi	3/2.0 (+1)	1,214 (+3%)	4mo	$140,000	$115	77
208 Southview Ave	0.38mi	3/2.0 (+1)	1,136 (-4%)	1mo	$142,000	$125	66
212 Orchard Way	0.25mi	3/2.0 (+1)	1,064 (-10%)	3mo	$140,000	$132	60
115 Trinity Dr Dr	0.24mi	3/1.0 (+1)	1,012 (-14%)	3mo	$90,000	$89	57
607 Cornelia Dr	0.50mi	3/2.0 (+1)	1,105 (-6%)	1mo	$170,000	$154	56
311 Arnold Blvd Blvd	0.56mi	3/1.5 (+1)	1,111 (-6%)	4mo	$115,000	$104	53
104 Oxford Ln	0.54mi	3/2.0 (+1)	1,262 (+7%)	2mo	$145,000	$115	53
102 Marshall Dr Dr	0.57mi	3/1.0 (+1)	1,081 (-8%)	2mo	$52,000	$48	52
213 Stratford Dr	0.45mi	3/2.0 (+1)	1,336 (+13%)	0mo	$172,500	$129	48
613 Mcarthur Blvd	0.62mi	3/2.0 (+1)	1,284 (+9%)	4mo	$60,000	$47	44
610 Cornelia Dr	0.54mi	3/2.0 (+1)	1,340 (+13%)	1mo	$209,000	$156	43
207 Kingsway Dr	0.70mi	2/2.0	1,339 (+13%)	2mo	$134,500	$100	39

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,370
• Equity at exit: $19,369

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $114
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$681
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $194

Break-even live

Break-even rent $1,009

Max offer price $129,900

Occupancy floor 80%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	43d	1	0.12mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	43d	1	0.15mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	0.26mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	21d	1	0.26mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	13d	2	0.30mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	13d	8	0.33mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	43d	6	0.33mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	43d	1	0.58mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	43d	1	0.61mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	43d	1	0.63mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	43d	1	0.64mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	21d	1	0.64mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	43d	1	0.65mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	21d	1	0.65mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	43d	1	0.70mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	43d	1	0.74mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	1.00mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	43d	1	1.00mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	21d	1	1.04mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	43d	1	1.24mi
311 2nd St Warner Robins, GA	2.0	1.0	1000	$1,100	$1.10	21d	1	1.28mi
311 S 2nd St Unit B Warner Robins, GA	1.0	1.0	700	$900	$1.29	13d	1	1.28mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	21d	1	1.29mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	43d	1	1.29mi
402 Curtis St Warner Robins, GA	2.0	1.0	750	$995	$1.33	13d	1	1.32mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	21d	1	1.37mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	43d	1	1.37mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,019	$1.06	13d	9	1.38mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,004	$1.04	43d	81	1.38mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	43d	1	1.38mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$975	$1.07	13d	29	1.39mi
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	43d	1	1.40mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	21d	1	1.42mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	43d	1	1.42mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	43d	1	1.47mi

Listing history 6 events

1. 2026-06-19
   days on market $129,900 Active 5 DOM
2. 2026-06-18
   days on market $129,900 Active 4 DOM
3. 2026-06-17
   days on market $129,900 Active 3 DOM
4. 2026-06-16
   days on market $129,900 Active 2 DOM
5. 2026-06-15
   pricestatusdays on marketlisting id $129,900 Active 1 DOM
6. 2026-05-08
   listed $135,000 Active 561-char remark

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$451/yr (+$38/mo · 60.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,064
• − Mortgage interest: −$7,276
• − Property taxes: −$744
• − Insurance: −$650
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,779
• Taxable income: $205
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $2,283/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

-3.8% since first listed

4 events — show timeline

• 2026-06-14 Price Changed $129,900 CGMLS
• 2026-06-14 Listed $135,000 CGMLS
• 2026-05-23 Pending — CGMLS
• 2026-05-08 Listed $135,000 CGMLS

Property tax history

+5.6%/yr

Latest (2025): $744 · +4.5% YoY. Source: county tax records.