Warner Robins’ current Zillow ZHVI typical home value is $216,088, while ZORI typical observed market rent is $1,492 a month. That implies an 8.3% gross yield before every operating cost; it is not a cap rate or cash return. The value is 3.23x ACS median household income, and annualized ZORI equals 26.7% of that income. These are broad cross-source affordability screens, not property-level performance evidence.
Citywide, renters occupy 46.5% of occupied units and 10.4% of housing units are vacant. Single-family structures are 69.9% of units, versus 3.2% in large multifamily structures. ACS occupied-housing surveys report a $185,700 median home value and $1,212 median gross rent, including selected utilities. These measures cover different housing and periods than Zillow’s typical value and observed market rent, so they cannot be averaged or substituted.
Among city renters for whom burden is measured, 49.0% spend at least 30% of income on rent. Of vacant city units, 40.5% are classified for rent, but this neither identifies market-ready inventory nor predicts lease-up. Population is 82,990, up 9.0% between overlapping ACS five-year vintages; the change is not annualized, may reflect boundary changes, and is not a five-year event count. Median household income is $66,970; poverty is 14.2% and unemployment 6.4%. These describe demand constraints, not their causes or a particular property’s economics.
Within county context, Houston County shows FHFA annual home-price growth of 6.1%. In separate county context, Peach County shows a 1.1% decline; the county records point in different directions and must remain separate. The broader Warner Robins metro had a 1.3% annual job decline and 2.4 months of supply, pairing softer labor context with reported for-sale inventory; neither metro figure measures the city. The national mortgage rate was 6.58% for the Freddie Mac 30-year loan, framing financing costs rather than local property returns.
Citywide typicals and survey aggregates do not reveal a target asset’s acquisition price, condition, achievable rent, concessions, turnover, taxes, insurance, utilities, maintenance, management, financing or exit liquidity. Before underwriting, verify the parcel’s county, title and zoning; inspect systems; obtain tax and hazard-insurance quotes; compare signed leases and truly comparable listings; document utility responsibility, delinquency and vacancy history; and model debt service, reserves, capital work and selling costs. Confirm flood and other site-specific hazards independently rather than inferring them from broad geography.