118 Georgetown Blvd · Warner Robins, GA 31088

$185,500

3 bd · 2.0 ba · 1,210 sqft · SingleFamily public records · 3 Days on market

Built 1999 0.26 ac lot Est $209k · 11% under

---

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 +12.7/30.0
• ARV discount +12.6/15.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, well-kept home in the heart of Warner Robins! 3 bedroom, 2 bathroom. Family room with fireplace, tray ceiling, solid surface hardwood floor, split bedroom plan. HUGE deck in private backyard with a lot of space for gatherings. Close to school and shopping.

Key facts

• Fenced backyard
• Wooden deck
• 0.26 acre lot

Tags

• FENCED BACKYARD
• WOODEN DECK
• WOOD BURNING FIREPLACE
• DARK LAMINATE FLOORING

Property features AI

Finance

• HOA & community: Community features: Other

Exterior

• Parking: 1 total parking space; 1 covered space; Garage (concrete); Open parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single family residence; One story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built area: 1,210
• Exterior features: Covered porch; Wood fencing / fenced yard; Patio/porch (covered)

Interior

• Kitchen: Cooktop; Electric range; Dishwasher; Refrigerator
• Bedrooms: No bedroom count provided
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Fireplace in bedroom
• Laundry & utility: Laundry room; Washer; Washer/Dryer (included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $-20 ($-240/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (22.1% below list).
• Recommended offer: $145k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Warner Robins — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.7%/yr); 286 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $144,512 (22.1% 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. 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: 0.78% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $209,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Georgetown Blvd	0.05mi	3/2.0	1,335 (+10%)	15mo	$185,000	$139	68
118 Knights Brg	0.50mi	3/2.0	1,285 (+6%)	11mo	$235,000	$183	57
122 Knights Brg	0.50mi	3/2.0	1,342 (+11%)	4mo	$233,000	$174	55
101 Albert Ct	0.73mi	3/2.0	1,179 (-3%)	14mo	$185,000	$157	50
307 Antler Trl	0.67mi	2/2.0 (-1)	1,101 (-9%)	0mo	$200,000	$182	48
402 Spike Trl	0.67mi	2/2.0 (-1)	1,266 (+5%)	11mo	$230,000	$182	47
105 Park Ln	0.73mi	3/2.0	1,350 (+12%)	3mo	$204,000	$151	44
113 Park Ln	0.66mi	3/2.0	1,364 (+13%)	5mo	$215,000	$158	44
104 Park Ln	0.70mi	3/2.0	1,298 (+7%)	19mo	$208,000	$160	40
208 Antler Trl	0.69mi	2/2.0 (-1)	1,386 (+14%)	0mo	$230,000	$166	38
401 Spike Trl	0.68mi	2/2.0 (-1)	1,386 (+14%)	8mo	$240,000	$173	32
305 Spike Trl	0.75mi	2/2.0 (-1)	1,101 (-9%)	16mo	$195,000	$177	31

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-33,296
• Equity at exit: $27,659

10-year hold

• IRR: -13.5%
• Equity multiple: 0.26×
• Total profit: $-38,473
• Equity at exit: $16,039

Cash invested: $51,940 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$973
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-20

Break-even live

Break-even rent $1,470

Max offer price $181,961

Occupancy floor 96%

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: $46,375
• Closing costs: $5,565
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Katelyn Cir Warner Robins, GA	2.0	2.0	962	$1,250	$1.30	43d	1	0.08mi
242 Katelyn Cir Warner Robins, GA	2.0	2.0	962	$1,250	$1.30	20d	1	0.08mi
256 Katelyn Cir Warner Robins, GA	2.0	2.0	962	$1,200	$1.25	20d	1	0.08mi
256 Katelyn Cir Warner Robins, GA	2.0	2.0	962	$1,200	$1.25	43d	1	0.08mi
224 Katelyn Cir Warner Robins, GA	2.0	2.0	962	$1,200	$1.25	13d	1	0.10mi
115 Tom Chapman Blvd Warner Robins, GA	1.0–3.0	1.0–2.0	1066	$1,632	$1.53	13d	10	0.48mi
206 Antler Trl Warner Robins, GA	2.0	2.0	1089	$1,550	$1.42	43d	1	0.69mi
321 Deerfield Cir Warner Robins, GA	2.0	2.0	1326	$1,650	$1.24	13d	1	0.77mi
114 Tahoe Ln Warner Robins, GA	3.0	2.0	1349	$1,800	$1.33	43d	1	0.81mi
107 White Tail Ln Warner Robins, GA	2.0	2.0	1065	$1,650	$1.55	43d	1	0.90mi
800 Gunn Rd Centerville, GA	1.0–3.0	1.0–2.0	1100	$1,715	$1.56	13d	2	0.91mi
1601 Leverette Rd Warner Robins, GA	2.0	2.0	1170	$1,474	$1.26	13d	15	0.92mi
3415 US Highway 41 N Byron, GA	2.0	2.0	1170	$1,490	$1.27	13d	15	1.03mi
1485 Leverette Rd Warner Robins, GA	1.0–3.0	1.0–2.0	1144	$1,804	$1.58	13d	13	1.06mi
105 Arnold St Centerville, GA	2.0	1.5	1122	$1,295	$1.15	13d	1	1.07mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	20d	1	1.10mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	43d	1	1.10mi
214 Ridgewood Dr Centerville, GA	2.0	2.0	980	$1,050	$1.07	20d	1	1.14mi
415 Covington Cv Byron, GA	4.0	2.0	1472	$1,820	$1.24	13d	1	1.26mi
108 Pershing Place Ct Warner Robins, GA	2.0	2.0	1120	$1,300	$1.16	43d	1	1.26mi
100 Robins West Pkwy Warner Robins, GA	1.0–2.0	1.0–2.0	982	$1,347	$1.37	13d	7	1.31mi
431 Sentry Oak Dr Centerville, GA	3.0	2.0	1312	$1,695	$1.29	43d	1	1.32mi
420 Madison Place Pkwy Byron, GA	3.0	2.0	1341	$2,000	$1.49	13d	1	1.41mi
100 Place Dr Byron, GA	1.0–3.0	1.0–2.0	1099	$1,925	$1.75	13d	41	1.44mi

Listing history 10 events

1. 2026-06-18
   status $185,500 Under Contract 3 DOM
2. 2026-06-18
   days on market $185,500 New 3 DOM
3. 2026-06-17
   days on market $185,500 New 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   statusdays on marketlisting id $185,500 New 1 DOM
6. 2026-06-15
   days on market $185,500 Active 6 DOM
7. 2026-06-14
   days on market $185,500 Active 4 DOM
8. 2026-06-13
   days on market $185,500 Active 3 DOM
9. 2026-06-10
   remarks 695-char remark
10. 2026-06-10
    listed $185,500 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: $1,339 · $112/mo
• Projected year-2 tax: $1,707 · $142/mo
• Expected delta: +$367/yr (+$31/mo · 27.4%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $17,341
• − Mortgage interest: −$10,391
• − Property taxes: −$1,339
• − Insurance: −$928
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$5,396
• Taxable loss: −$3,487
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $597/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

+126.5% since first listed

20 events — show timeline

• 2026-06-09 Listed $185,500 MBOR
• 2022-06-06 Sold (Public Records) $180,100 Public Records
• 2022-05-31 Sold (MLS) $180,100 GAMLS
• 2022-05-31 Sold (MLS) $180,100 Hive MLS
• 2022-05-06 Pending — GAMLS
• 2022-05-02 Listed $175,000 Hive MLS
• 2022-05-02 Listed $175,000 Hive MLS
• 2022-04-29 Listed $175,000 GAMLS
• 2018-03-06 Sold (Public Records) $103,900 Public Records
• 2018-03-02 Sold (MLS) $103,900 CGMLS
• 2018-01-26 Listed $102,900 CGMLS
• 2013-08-22 Sold (MLS) $73,000 CGMLS
• 2013-08-22 Sold (MLS) $73,000 GAMLS
• 2013-04-23 Listed $74,900 CGMLS
• 2013-04-23 Listed $74,900 GAMLS
• 2013-02-19 Sold (Public Records) $64,800 Public Records
• 2008-12-30 Sold (Public Records) $93,500 Public Records
• 2003-10-01 Sold (Public Records) $92,000 Public Records
• 2003-09-03 Sold (Public Records) $88,426 Public Records
• 1999-12-06 Sold (Public Records) $81,900 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,339 · +12.6% YoY. Source: county tax records.