104 Delaware Ave · Warner Robins, GA 31093

$117,900

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 14 Days on market

Built 1961 0.44 ac lot Est $114k · at est.

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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 +23.1/30.0
• DSCR +7.4/10.0
• ARV discount +6.0/15.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready Brick Ranch in a Prime Warner Robins Location! This charming 3-bedroom, 1-bath home offers comfortable living in a quiet, established neighborhood. New updates include fresh interior paint, new kitchen countertops and backsplash, and all-new HVAC ductwork for added efficiency and peace of mind. The home features a spacious fenced backyard that's ideal for pets, play, or entertaining. Hardwood floors lie beneath the existing LVP flooring, offering additional potential and value. Located just minutes from "Operation Reawaken", Warner Robins' planned downtown redevelopment district, featuring a walkable live-work-play environment with restaurants, retail, public plazas, and outdoor gathering spaces. A great opportunity for homeowners and investors alike!

Key facts

• 0.44 acre lot
• 4 parking spots
• Built 1961

Property features AI

Finance

• Other: Concrete road frontage on a city street; GPS-friendly directions
• HOA & community: Association fees charged annually

Exterior

• Parking: 4 total parking spaces; 1 carport space; Carport and driveway; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Electricity available; Natural gas available
• Home design: One level; Resale property; Brick on all sides and wood siding; Composition roof; Brick/mortar foundation
• Construction: Built with brick and wood siding
• Exterior features: Storage; Back yard fence

Interior

• Kitchen: Eat-in kitchen; Cabinetry; Electric oven
• Bedrooms: 3 bedrooms on main level; Primary bedroom on main level
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom (main level); Master bathroom: none listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; 9-foot ceilings on main level; No shared/common walls; Crawl space basement
• Laundry & utility: Laundry: other; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/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 $117k (0.4% below list).
• Recommended offer: $117k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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: Northside Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 844 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 30% 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 (+2.8%/yr); 161 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 31% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $815 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $118k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $117,370 (0.4% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.00% ✗
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $114,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Ravenwood Way	0.26mi	3/1.0 (+1)	962 (+1%)	4mo	$125,000	$130	77
102 Cherry Ln	0.30mi	3/1.0 (+1)	983 (+4%)	11mo	$37,119	$38	66
313 Briardale Ave	0.32mi	3/1.0 (+1)	875 (-8%)	11mo	$139,900	$160	58
111 Marilyn Dr	0.60mi	3/1.0 (+1)	912 (-4%)	4mo	$99,000	$109	57
203 Sewell Cir	0.66mi	3/1.0 (+1)	963 (+1%)	10mo	$115,000	$119	54
1012 Green St	0.37mi	3/1.0 (+1)	1,036 (+9%)	11mo	$124,000	$120	53
617 Mcarthur Blvd	0.59mi	2/1.0	1,023 (+8%)	8mo	$111,000	$109	53
711 Mcarthur Blvd	0.69mi	2/1.0	888 (-6%)	8mo	$104,500	$118	50
1102 Green St	0.44mi	3/1.0 (+1)	836 (-12%)	6mo	$40,000	$48	49
527 American Blvd	0.37mi	3/1.5 (+1)	1,050 (+10%)	11mo	$170,000	$162	49
206 Sunstede Rd	0.57mi	3/2.0 (+1)	1,036 (+9%)	5mo	$134,900	$130	46
110 Anne Ln	0.57mi	3/1.5 (+1)	1,075 (+13%)	13mo	$143,900	$134	34

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-5,874
• Equity at exit: $17,579

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $11,074
• Equity at exit: $10,194

Cash invested: $33,012 (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 31093

• Rents YoY: 2.8%
• Active inventory: 161
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$618
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $212

Break-even live

Break-even rent $905

Max offer price $117,900

Occupancy floor 77%

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$975	$1.07	13d	29	0.29mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	44d	1	0.33mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	44d	1	0.47mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	13d	1	0.54mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	44d	19	0.56mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	21d	1	0.61mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	44d	1	0.61mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	44d	1	0.65mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	21d	1	0.65mi
724 N Houston Rd Warner Robins, GA	1.0	1.0	680	$765	$1.12	44d	1	0.70mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	13d	8	0.79mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	44d	6	0.79mi
213 Johns Rd Warner Robins, GA	2.0	1.0	888	$1,175	$1.32	13d	1	0.79mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	21d	1	0.79mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	13d	1	0.82mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	21d	1	0.85mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	13d	7	0.91mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	44d	1	0.93mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	44d	1	0.95mi
202 Ruzelle St Warner Robins, GA	3.0	1.0	962	$1,175	$1.22	44d	1	1.07mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,058	$1.12	13d	10	1.08mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,019	$1.06	13d	9	1.09mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,004	$1.04	44d	81	1.09mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	13d	23	1.14mi
116 Tabor Dr Warner Robins, GA	1.0	1.0	550	$925	$1.68	13d	1	1.19mi
101 Woodcrest Cir Warner Robins, GA	1.0	1.0	450	$875	$1.94	13d	5	1.20mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	44d	1	1.20mi
106 National Ave Warner Robins, GA	3.0	1.0	984	$1,250	$1.27	44d	1	1.21mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	44d	1	1.21mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	44d	1	1.21mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	21d	1	1.21mi
731 N Davis Dr Unit 2 Warner Robins, GA	1.0	1.0	600	$785	$1.31	13d	1	1.24mi
731 N Davis Dr Warner Robins, GA	1.0	1.0	600	$795	$1.32	44d	1	1.24mi
216 Tabor Dr Warner Robins, GA	1.0	1.0	600	$775	$1.29	44d	1	1.26mi
119 Keith Dr Warner Robins, GA	3.0	2.0	1122	$1,175	$1.05	44d	1	1.34mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	1.36mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	21d	1	1.37mi
103 Dellwood Cir Unit 103-B Warner Robins, GA	1.0	1.0	650	$625	$0.96	21d	1	1.37mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	13d	2	1.39mi

Listing history 14 events

1. 2026-06-19
   days on market $117,900 Active 14 DOM
2. 2026-06-18
   days on market $117,900 Active 13 DOM
3. 2026-06-17
   price $117,900 Active 12 DOM
4. 2026-06-17
   days on market $124,900 Active 12 DOM
5. 2026-06-16
   days on market $124,900 Active 11 DOM
6. 2026-06-15
   days on market $124,900 Active 10 DOM
7. 2026-06-14
   days on market $124,900 Active 8 DOM
8. 2026-06-13
   days on market $124,900 Active 7 DOM
9. 2026-06-10
   days on market $124,900 Active 5 DOM
10. 2026-06-09
    days on market $124,900 Active 4 DOM
11. 2026-06-08
    days on market $124,900 Active 3 DOM
12. 2026-06-07
    statusdays on market $124,900 Active 2 DOM
13. 2026-06-05
    remarks 683-char remark

    Show marketing remark (786 chars)

    Move-In Ready Brick Ranch in a Prime Warner Robins Location! This charming 3-bedroom, 1-bath home offers comfortable living in a quiet, established neighborhood. New updates include fresh interior paint, new kitchen countertops and backsplash, and all-new HVAC ductwork for added efficiency and peace of mind. The home features a spacious fenced backyard that's ideal for pets, play, or entertaining. Hardwood floors lie beneath the existing LVP flooring, offering additional potential and value. Located just minutes from "Operation Reawaken", Warner Robins' planned downtown redevelopment district, featuring a walkable live-work-play environment with restaurants, retail, public plazas, and outdoor gathering spaces. A great opportunity for homeowners and investors alike!

14. 2026-06-05
    listed $124,900 Coming Soon 1 DOM

    Show marketing remark (786 chars)

    Move-In Ready Brick Ranch in a Prime Warner Robins Location! This charming 3-bedroom, 1-bath home offers comfortable living in a quiet, established neighborhood. New updates include fresh interior paint, new kitchen countertops and backsplash, and all-new HVAC ductwork for added efficiency and peace of mind. The home features a spacious fenced backyard that's ideal for pets, play, or entertaining. Hardwood floors lie beneath the existing LVP flooring, offering additional potential and value. Located just minutes from "Operation Reawaken", Warner Robins' planned downtown redevelopment district, featuring a walkable live-work-play environment with restaurants, retail, public plazas, and outdoor gathering spaces. A great opportunity for homeowners and investors alike!

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$517/yr (+$43/mo · 91.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $14,084
• − Mortgage interest: −$6,604
• − Property taxes: −$568
• − Insurance: −$590
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,430
• Taxable income: $639
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,396/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): 26,872
• Household income: $45,991
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1516.0

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 0.64)
• Race & ethnicity: Black 47% White 35% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -130.35%
• Current HPI: 222.1627
• Rent YoY: ▲ 2.78%
• 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

+157.0% since first listed

5 events — show timeline

• 2026-06-05 Listed $124,900 GAMLS
• 2026-06-04 Coming Soon $124,900 GAMLS
• 2026-06-04 Coming Soon $124,900 FMLS
• 2005-08-04 Sold (Public Records) $51,000 Public Records
• 2000-06-27 Sold (Public Records) $48,600 Public Records

Property tax history

+2.3%/yr

Latest (2025): $568 · +7.9% YoY. Source: county tax records.