Real Estate Investing in Warner Robins, Georgia (31093)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 31093 (Warner Robins, GA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
- High vacancy: 13.4% of homes vacant — above national norms.
What’s happening in Warner Robins, GA (31093)?
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Market Analysis: 31093 Warner Robins
The 31093 ZIP covers a section of Warner Robins that demands careful diligence. Prices near $167K look accessible, but the work to make a deal cash flow is real.
The investment case in 31093 is robust only for operators who understand what they are buying. A $167K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within GA, ZIP 31093 trails on several market indicators that neighboring Houston County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
From an investor standpoint, 26,941 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Warner Robins:
Property Strategy for 31093
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $99,367 | $1,180 | 8.6% | +10.6% | $49,684 |
| 3BR | $170,923 | $1,570 | 6.6% | +10.2% | $56,974 |
| 4BR | $243,383 | $1,850 | 5.5% | +8.6% | $60,846 |
| 5BR | $284,515 | — | — | +7.2% | $56,903 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 31093 Compare?
| Metric | 31093 | Warner Robins | Warner Robins, GA | Georgia |
|---|---|---|---|---|
| Home Value | $167,291 | $106,809 | N/A | $329,538 |
| 5-Year CAGR | 7.6% | 7.6% | N/A | 7.8% |
| Avg Rent | $1,389 | $1,371 | N/A | - |
| Cap Rate | 6.5% | 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 31093 (Warner Robins, GA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $167,291 |
| Monthly Rent | $1,389 |
| Price-to-Rent | 10.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.0% |
| Cap Rate | 6.5% |
| 5-Year IRR | 14.1% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 31093
Population: 26,941
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 31093
Schools in This ZIP Code
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Centerville Elementary School
Thomson Middle 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 6,302 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Warner Robins, GA?
Expect median prices around $167K in Warner Robins, GA. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
How landlord-friendly is Warner Robins, GA?
Landlord-friendliness in Warner Robins, GA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How qualified is the tenant pool in Warner Robins, GA?
Expect a solid tenant pool in Warner Robins, GA. The rental market absorbs $1,389/mo rents without meaningful friction.
How high is vacancy risk in Warner Robins, GA?
Vacancy risk in Warner Robins, GA is elevated. That supports stable cash flow for typical rental holds.
What type of investing works in Warner Robins, GA?
Investors usually favor careful cash-flow rentals with hands-on management in Warner Robins, GA. With home values at $167K and rents near $1,389/mo, other strategies can work but produce steady rather than outsized returns.
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How 31093 ranks in Warner Robins, GA
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