159 purpose-built rental townhomes, six minutes from Robins Air Force Base in Warner Robins, Georgia. Developed by Wind & Water Homes. Sold, managed and guaranteed by Austplan Management Group.
Walker's Landing is the first listing to pass the Gateway Standard. Here is the case for it, including the parts that needed caveats.
Robins Air Force Base, six minutes away, employs more than 25,000 people and anchors the local economy. Military tenants average 2 to 3 year stays on stable, employer-backed incomes.
2-bed, 2.5-bath townhomes of 1,081 sq ft, delivered rent-ready with appliances, washer, dryer, curtains and LVP flooring included, plus a 10-year structural warranty.
That is the developer's claim. We recommend verifying it in your DD pack, and it cuts both ways: fewer comparables means wider valuation uncertainty.
City population above 87,000 with a metro above 200,000, annual growth around 1.5 percent, and median household income near $78,000, about 5 percent above the Georgia average.
Austplan (est. 2008) sells, manages and guarantees the same units, with acquisition and management in-house. Convenient, and a concentration of trust the risk register addresses directly.
Staggered across 17 buildings. Tenant marketing typically begins 60 days before completion, and income starts by Day 61 after closing under the guarantee.
All yields are calculated on an all-in cash basis: $240,000 price plus 3 percent closing costs, or $247,200 in total. That denominator matters. It is the one most brochures quietly shrink.
| Conservative | Base case | Guarantee floor (mo 1–24) | Developer projection | |
|---|---|---|---|---|
| Monthly rent | $1,300 (market avg) | $1,450 | n/a, fixed payment | $1,550 |
| Occupancy | 92% | 95% | while tenanted | 100% |
| Rent collected / yr | $14,352 | $16,530 | — | $18,600 |
| Management fee (8%) | –$1,148 | –$1,322 | — | –$1,488 |
| Tax, insurance, HOA | –$2,724 | –$2,724 | — | –$2,724 |
| Maintenance + leasing reserve | –$1,436 | –$1,370 | — | $0 (excluded) |
| Net cash flow / yr | $9,044 | $11,114 | $12,000 | $14,388 |
| Net / month | $754 | $926 | $1,000 | $1,199 |
| Net yield on all-in cash | 3.7% | 4.5% | 4.9% | 5.8% |
Independent data, gathered August 2026, shown beside the developer's projections so you can see exactly where the premiums sit.
| Metric | Market (independent) | Walker's Landing |
|---|---|---|
| 2-bed monthly rent | $1,225–1,400 (avg ~$1,260) | $1,550 projected |
| Price per sq ft (resale median) | $137–149 | ~$222 (new build) |
| Median sale price | $250,000–260,000 | $240,000–245,000 |
| Average new-build home price | $390,000+ (per Austplan) | — |
If a risk matters to you and is not listed here, ask. We will research it and answer in writing.
| Risk | The plain version | Mitigation |
|---|---|---|
| Construction / completion | Off-plan purchase from a private local builder. Delay or failure is possible. | Escrowed deposits, staged payments, the builder's record in the DD pack, 10-year warranty |
| Rent shortfall | The $1,550 projection sits above the $1,225–1,400 market average | Underwrite at $1,300–1,450. The 24-month 5% floor covers the lease-up period. |
| Vacancy & turnover | The guarantee does not cover untenanted periods | 60-day pre-marketing, a military tenant base with 2 to 3 year stays, reserves built into our base case |
| Exit liquidity | 159 investor-owned units could compete at resale once guarantees lapse | Townhomes also sell to owner-occupiers at this price point. Completions are staggered. Plan a 7 to 10 year hold rather than a flip. |
| Guarantee counterparty | Backed by a private company rather than a bank | The deal is underwritten to work without it, and counterparty assessment is part of the DD pack |
| US estate tax | Non-residents receive a $60K exemption, with rates up to 40% above it | Structure before closing (entity, insurance or titling) with a cross-border specialist. This is step one of our process. |
Before you commit anything, we obtain the guarantee and management contracts, deposit escrow terms in writing, the builder's completed-project record and direct references from existing Austplan investors, all reviewed by your own independent US attorney.
Thirty minutes by video or phone. Your goals and numbers first, then a frank view on whether Walker's Landing fits you at all.
Contracts, escrow terms, builder record and references, with your independent attorney and cross-border tax structuring engaged first.
Unit reserved with the deposit held in escrow. US LLC formed, EIN and ITIN obtained, US bank account opened.
Monthly photo and video progress reports, with inspections and certifications as the buildings complete.
Tenant marketing from 60 days out, then e-closing through a licensed title company. No travel at any point.
Guaranteed payments begin. Rent is auto-deposited monthly with statements, quarterly photo inspections and an annual tax pack.
We will walk you through every document on a call. If the diligence does not satisfy you, walking away costs nothing.