Updated 2-Bed
For Sale
$215,000
103 Virginia Dare Drive, Warner Robins, GA 31088
MULTI_FAMILY - Warner Robins, GA
Property Size744 SF
Lot Size0.41 Acres
Price / SF$288.98
Days on Market312
Property Features for 103 Virginia Dare Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Appliances
Electric Range, Free Standing Range, Refrigerator
Subdivision
LYN-MAR ESTATES
Elementary school
Pearl Stephens
Middle school
Huntington
High school
Warner Robins
Standard status
Active
Size
744 SF
Lot size
0.41 Acres
Utilities
Heating system
Wall Furnace
Cooling system
Wall Unit(s)
Building Details
Year built
1960
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Listing Agency:
KEG REALTORS
(478) 922-7701
Listed By:
Kevin Greer · License #153445
(478) 808-2271
Added: Oct 5, 2025
Changed: Jul 24
Last Checked: Aug 12 at 11:06AM
MLS# 256451
Copyright © 2026 Central Georgia MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This property is a completely updated 2-bedroom, 1-bath duplex designed for practical, everyday living. The improvements are noted as complete, supporting a turn-key condition for a buyer seeking a renovated residential asset. The duplex configuration provides a clear two-unit residential layout, with a total property size listed at 744 square feet.
Located at 103 Virginia Dare Drive in Warner Robins, Georgia 31088, the duplex sits on a 0.41-acre lot in Houston County. While specific road frontage, nearby commercial anchors, or access details are not provided, the offering is positioned as a residential income property within the Warner Robins area.
For tenants or buyers looking for a residential duplex that has already been updated, this home’s documented renovations can reduce the need for immediate capital work. The two-bedroom, one-bath design also lends itself to a variety of household needs, whether the buyer plans to occupy one side and rent the other or acquire the property as a manageable income-producing asset.
Located at 103 Virginia Dare Drive in Warner Robins, Georgia 31088, the duplex sits on a 0.41-acre lot in Houston County. While specific road frontage, nearby commercial anchors, or access details are not provided, the offering is positioned as a residential income property within the Warner Robins area.
For tenants or buyers looking for a residential duplex that has already been updated, this home’s documented renovations can reduce the need for immediate capital work. The two-bedroom, one-bath design also lends itself to a variety of household needs, whether the buyer plans to occupy one side and rent the other or acquire the property as a manageable income-producing asset.
Key Highlights
- Completely updated 2‑bedroom, 1‑bath duplex
- Year built: 1960
- Appliances include electric range, free‑standing range, and refrigerator
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$6,136
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.85%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$122,720
$122.7K
Cap Rate 7%
$87,657
$87.7K
Cap Rate 9%
$68,178
$68.2K
Market Conditions
NOI Build-Up for 744 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$9.4K $12.60/SF
− Vacancy
−$609 −$0.82/SF
EGI
$8.8K $11.78/SF
− OpEx
−$2.6K −$3.53/SF
NOI
$6.1K $8.25/SF
Area
Houston County, GA
Vacancy
6.50%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$122,720
Cap Rate 7%
$87,657
Cap Rate 9%
$68,178
Alternative Uses
Best Use
Multifamily LT 5
$87.7K
$76.7K – $102.3K
NOI $6,136 @ 7.0% cap · market cap 2.85%
Second Best
Apartment 5plus
$81.1K
$71.0K – $94.6K
NOI $5,677 @ 7.0% cap · market cap 2.64%
Theoretical Best
Office A
$160.6K
$140.5K – $187.4K
NOI $11,241 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
179
Businesses Nearby
Explore this area
Business Placement
Demographics for 31088, GA
57,034
Population
24,167
Households
2.4
Avg Household Size
36
Median Age
36%
College-Educated
94%
High-School Grad
29.4 sq mi
ZIP Area
1,940
Density / Sq Mi
$81,507
Median Household Income
$44,764
Median Earnings
$1,224
Median Rent
$189,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Completely updated duplex with two-bedroom, one-bath units, offering straightforward residential income or owner-occupant use.
Where is this duplex located?
The property is located at 103 Virginia Dare Drive Warner Robins, GA.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Completely updated 2‑bedroom, 1‑bath duplex; Year built: 1960; Appliances include electric range, free‑standing range, and refrigerator
