114 Karen Dr · Warner Robins, GA 31088

$187,500

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 18 Days on market

Built 1963 9,583 sqft lot Est $189k · at est.

---

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 +15.5/30.0
• ARV discount +7.9/15.0
• DSCR +4.8/10.0
• Schools +3.9/10.0
• 1% rule +3.4/10.0
• 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

Great home that has the beauty of Savannah right in your backyard with large oak trees. This home offers 3 Bedrooms and 1.5 Bathrooms. Beautiful kitchen with white cabinets and tile backsplash. New Wood-Look Vinyl Plank Flooring, Freshly Painted Interiors and New Front Windows. Updated Light Fixtures, Bathrooms and Doors. Enjoy generous living spaces, including a Dining Room, a comfortable Living Room, and a Large Den. Covered Back Patio is perfect for relaxation and features a separate grilling deck, all overlooking a fenced backyard with lots of beautiful trees. Houston County Schools district and conveniently close to Robins AFB.

Key facts

• Upgraded doors
• Renovated bathrooms
• Newer windows

Tags

• UPDATED KITCHEN
• TILE BACKSPLASH
• RENOVATED BATHROOMS
• NEWER WINDOWS
• UPGRADED DOORS
• MULTIPLE LIVING SPACES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Above-grade finished area: 1,352 square feet
• Exterior features: No pool; Lot approximately 9,583 sq ft (0.22 acre); Located in the Country Villas subdivision; Directions: Russell Parkway to Tyree Drive, left on Karen Drive; house on the left

Interior

• Kitchen: Electric range; Dishwasher
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Electric range; Dishwasher; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $74 ($890/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 $158k (15.6% below list).
• Recommended offer: $158k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Shirley Hills Elementary School (math 44% / reading 52%, grade D, #289 of 1,228 statewide, top 24%, 545 students, 84% FRL); Warner Robins Middle School (math 25% / reading 37%, grade F, #237 of 470 statewide, top 51%, 813 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 31% at this address vs 44% district-wide (-14 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $6k 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 18 days — a 2% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago 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.
• Current owner paid $154k; 21% 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 $158,209 (15.6% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $189,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Palomino Ln	0.03mi	4/2.0 (+1)	1,378 (+2%)	4mo	$171,000	$124	85
119 Colonial Rd	0.21mi	3/2.0	1,443 (+7%)	3mo	$189,000	$131	75
201 Sonja Dr	0.12mi	3/2.0	1,196 (-12%)	1mo	$167,000	$140	73
205 Sonja Dr	0.13mi	3/2.0	1,196 (-12%)	3mo	$145,000	$121	70
114 Windsor Dr	0.48mi	3/2.0	1,445 (+7%)	3mo	$180,000	$125	62
333 Clairmont Dr	0.45mi	3/2.0	1,458 (+8%)	3mo	$104,000	$71	62
103 Woodfield Dr	0.65mi	3/2.0	1,279 (-5%)	2mo	$187,000	$146	57
209 Tracy Ter	0.26mi	4/2.0 (+1)	1,535 (+14%)	2mo	$205,000	$134	57
113 Woodfield Dr	0.71mi	3/2.0	1,432 (+6%)	1mo	$215,000	$150	54
223 Randy Cir	0.48mi	3/2.0	1,195 (-12%)	3mo	$175,000	$146	54
112 Friar Tuck Ave	0.57mi	3/2.0	1,505 (+11%)	2mo	$269,999	$179	51
105 Robinhood Dr	0.63mi	4/1.5 (+1)	1,491 (+10%)	1mo	$208,000	$140	48

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-27,799
• Equity at exit: $27,957

10-year hold

• IRR: -8.6%
• Equity multiple: 0.49×
• Total profit: $-26,675
• Equity at exit: $16,212

Cash invested: $52,500 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$983
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $74

Break-even live

Break-even rent $1,488

Max offer price $187,500

Occupancy floor 90%

Sensitivity live

Price	-10% $180	-5% $127	+0% $74	+5% $21	+10% $-32
Rent	-10% $-51	-5% $12	+0% $74	+5% $137	+10% $199
Rate	-1.0pp $169	-0.5pp $122	base $74	+0.5pp $26	+1.0pp $-24

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	15d	1	0.30mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	23d	1	0.30mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	45d	1	0.32mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	23d	1	0.43mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	15d	1	0.43mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	15d	1	0.44mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	23d	1	0.44mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	23d	1	0.55mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	45d	1	0.56mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	23d	1	0.56mi
1103 Corder Rd Warner Robins, GA	1.0–2.0	1.0	840	$1,275	$1.52	23d	3	0.62mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	45d	1	0.72mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	45d	1	0.76mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	15d	1	0.78mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	45d	1	0.98mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	45d	1	0.99mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	15d	1	1.01mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	45d	1	1.01mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	15d	34	1.04mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	45d	1	1.07mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	45d	1	1.08mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,225	$1.12	45d	1	1.09mi
1010 S Houston Lake Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1088	$1,572	$1.44	15d	23	1.13mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	23d	1	1.26mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	45d	1	1.26mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	15d	15	1.29mi
1205 Leverett Rd Warner Robins, GA	2.0	2.0	1055	$1,125	$1.07	23d	1	1.33mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	15d	11	1.40mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	23d	1	1.46mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	45d	1	1.46mi

Listing history 15 events

1. 2026-06-21
   days on market $187,500 Active 18 DOM
2. 2026-06-19
   days on market $187,500 Active 16 DOM
3. 2026-06-18
   days on market $187,500 Active 15 DOM
4. 2026-06-17
   statusdays on market $187,500 Active 14 DOM
5. 2026-06-16
   days on market $187,500 New 13 DOM
6. 2026-06-15
   days on market $187,500 New 12 DOM
7. 2026-06-14
   days on market $187,500 New 10 DOM
8. 2026-06-13
   days on market $187,500 New 9 DOM
9. 2026-06-10
   days on market $187,500 New 7 DOM
10. 2026-06-09
    days on market $187,500 New 6 DOM
11. 2026-06-08
    days on market $187,500 New 5 DOM
12. 2026-06-07
    days on market $187,500 New 4 DOM
13. 2026-06-05
    statuslisting id $187,500 New 1 DOM
14. 2026-06-03
    remarks 699-char remark
15. 2026-06-03
    listed $187,500 Active 1 DOM

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,725 · $144/mo
• Expected delta: +$354/yr (+$29/mo · 25.8%)

ⓘ 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 6/10 Major 76% 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: $18,985
• − Mortgage interest: −$10,503
• − Property taxes: −$1,371
• − Insurance: −$938
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,455
• Taxable loss: −$2,319
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $1,447/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

+240.9% since first listed

14 events — show timeline

• 2026-06-01 Listed $187,500 CGMLS
• 2024-12-14 Rental Removed $1,495 APPFOLIO
• 2024-12-12 Listed for Rent $1,495 APPFOLIO
• 2024-12-11 Rental Removed $1,495 CGMLS
• 2024-11-07 Price Changed $1,495 CGMLS
• 2024-10-22 Listed for Rent $1,600 CGMLS
• 2024-10-08 Sold (Public Records) $154,500 Public Records
• 2024-09-26 Sold (MLS) $154,500 CGMLS
• 2024-09-06 Pending — CGMLS
• 2024-09-05 Listed $157,900 CGMLS
• 2019-12-05 Sold (MLS) $85,000 CGMLS
• 2019-10-30 Listed $89,000 CGMLS
• 2007-04-30 Sold (Public Records) $76,900 Public Records
• 2000-06-30 Sold (Public Records) $55,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,371 · +49.0% YoY. Source: county tax records.