Real Estate Investing in Warner Robins, Georgia (31028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31028 (Warner Robins, GA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Warner Robins, GA (31028)?
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Market Analysis: 31028 Warner Robins
The 31028 ZIP in Warner Robins, GA is a local-operator market. Outside capital chasing a $234K entry has to pair deep knowledge with the discount.
The 31028 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 31028's metrics run below Houston County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 31028 ZIP's population of 6,312 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The 31028 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Warner Robins:
Property Strategy for 31028
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $148,802 | $1,390 | 6.7% | +10.5% | $74,401 |
| 3BR | $208,360 | $1,860 | 6.4% | +9.6% | $69,453 |
| 4BR | $324,718 | $2,190 | 4.9% | +7.3% | $81,179 |
| 5BR | $539,097 | — | — | +6.2% | $107,819 |
Market Trends
Home Value History (with trend line)
📊 How Does 31028 Compare?
| Metric | 31028 | Warner Robins | Warner Robins, GA | Georgia |
|---|---|---|---|---|
| Home Value | $233,561 | $106,809 | N/A | $329,538 |
| 5-Year CAGR | 7.9% | 7.6% | N/A | 7.8% |
| Avg Rent | $1,251 | $1,371 | N/A | - |
| Cap Rate | 4.2% | 5.1% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 31028 (Warner Robins, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $233,561 |
| Monthly Rent | $1,251 |
| Price-to-Rent | 15.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 12.0% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 31028
Population: 6,312
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 31028
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Northside Elementary School
Parkwood Elementary School
Westside Elementary School
Northside Middle School
Northside High School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 6,368 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Warner Robins, GA for real estate investors?
Warner Robins, GA rates 3.0/5 for investability. With median values at $234K and rents near $1,251/mo, the market offers reasonable fundamentals for rental investors.
Should investors worry about vacancy in Warner Robins, GA?
Vacancy in Warner Robins, GA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,251/mo.
Are homes affordable in Warner Robins, GA?
Warner Robins, GA home values average about $234K. That price point suits investors targeting rentals with $1,251/mo in monthly income.
What is the smart move for investors in Warner Robins, GA?
Most investors in Warner Robins, GA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the average monthly rent in Warner Robins, GA?
Rent in Warner Robins, GA is around $1,251/mo. The resulting rent-to-value relationship with $234K pricing is reasonable for most investor models.
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How 31028 ranks in Warner Robins, GA
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