206 Sheridan Way Way · Warner Robins, GA 31088

$173,000

3 bd · 3.0 ba · 2,062 sqft · SingleFamily public records · 78 Days on market

Built 1959 0.26 ac lot $84/sqft · 9% below area Est $190k · 9% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.3/30.0
• ARV discount +11.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious tri-level home offering four bedrooms and 2.5 baths, perfectly designed for comfortable family living. The lower-level fourth bedroom features direct access to a full bathroom and a generous walk-in closet, ideal for guests or a private suite. Sunlit, open living spaces and ample storage provide flexible room to grow, while a charming deck invites intimate outdoor entertaining. Set in a well-established neighborhood, the home is conveniently close to schools and shopping, blending peaceful suburban character with everyday convenience.

Key facts

• Charming deck
• 0.26 acre lot
• 2 garage spots

Tags

• DIRECT ACCESS TO BATHROOM
• GENEROUS WALK-IN CLOSET
• CHARMING DECK
• WELL-ESTABLISHED NEIGHBORHOOD
• CONVENIENTLY CLOSE TO SCHOOLS
• CONVENIENTLY CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $163k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.9% in Warner Robins — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#227 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, crime F.
• Houston County (urban): math 43% / reading 46% proficiency, ranked #23 of 174 in GA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.7%/yr); 294 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Houston County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $190,030
• List price: $173,000
• Delta: -8.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Pine Valley Dr	0.07mi	3/2.0	2,000 (-3%)	9mo	$192,000	$96	80
207 Hillcrest Ave	0.33mi	3/2.5	2,083 (+1%)	9mo	$289,000	$139	73
273 Lakeshore Drive Dr	0.50mi	3/2.5	2,176 (+6%)	1mo	$299,900	$138	65
102 Stanley Ter	0.35mi	4/3.0 (+1)	2,206 (+7%)	11mo	$240,000	$109	58
104 Terrell St	0.45mi	4/2.0 (+1)	1,997 (-3%)	10mo	$140,000	$70	57
515 Kimberly Rd	0.67mi	4/2.5 (+1)	2,144 (+4%)	2mo	$236,600	$110	54
100 Cherokee Forest Trl	0.66mi	3/2.0	2,001 (-3%)	10mo	$285,000	$142	52
145 Lakeview Ter	0.55mi	3/2.0	1,877 (-9%)	9mo	$235,000	$125	48
115 Friar Tuck Ave	0.74mi	4/3.5 (+1)	2,152 (+4%)	10mo	$218,000	$101	43
114 Skyway Dr	0.75mi	3/2.0	1,832 (-11%)	3mo	$180,000	$98	40
103 Morningside Dr	0.68mi	3/2.0	1,842 (-11%)	10mo	$195,000	$106	39
120 Bramblewood Ln	0.50mi	4/2.0 (+1)	1,756 (-15%)	8mo	$295,339	$168	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.67% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-12,245
• Equity at exit: $25,795

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,333
• Equity at exit: $14,958

Cash invested: $48,440 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31088

• Rents YoY: 1.7%
• Active inventory: 294
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$907
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $285

Break-even live

Break-even rent $1,382

Max offer price $173,000

Occupancy floor 79%

Sensitivity live

Price	-10% $383	-5% $334	+0% $285	+5% $236	+10% $187
Rent	-10% $147	-5% $216	+0% $285	+5% $353	+10% $422
Rate	-1.0pp $372	-0.5pp $329	base $285	+0.5pp $240	+1.0pp $194

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	14d	1	1.14mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	22d	1	1.17mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	14d	1	1.27mi
106 Edna Pl Warner Robins, GA	4.0	3.0	1922	$1,850	$0.96	44d	1	1.37mi
203 Lumpkin Dr Warner Robins, GA	3.0	3.0	1700	$2,200	$1.29	44d	1	1.37mi

Listing history 29 events

1. 2026-06-21
   days on market $173,000 Active 78 DOM
2. 2026-06-19
   days on market $173,000 Active 76 DOM
3. 2026-06-18
   days on market $173,000 Active 75 DOM
4. 2026-06-17
   days on market $173,000 Active 74 DOM
5. 2026-06-16
   days on market $173,000 Active 73 DOM
6. 2026-06-15
   days on market $173,000 Active 72 DOM
7. 2026-06-14
   days on market $173,000 Active 70 DOM
8. 2026-06-13
   days on market $173,000 Active 69 DOM
9. 2026-06-10
   days on market $173,000 Active 67 DOM
10. 2026-06-09
    days on market $173,000 Active 66 DOM
11. 2026-06-08
    days on market $173,000 Active 65 DOM
12. 2026-06-07
    days on market $173,000 Active 64 DOM
13. 2026-06-05
    days on market $173,000 Active 61 DOM
14. 2026-06-03
    days on market $173,000 Active 60 DOM
15. 2026-06-02
    days on market $173,000 Active 59 DOM
16. 2026-06-01
    days on market $173,000 Active 58 DOM
17. 2026-05-31
    days on market $173,000 Active 57 DOM
18. 2026-05-30
    days on market $173,000 Active 56 DOM
19. 2026-04-05
    listed $173,000 Active 549-char remark

    Show marketing remark (549 chars)

    Spacious tri-level home offering four bedrooms and 2.5 baths, perfectly designed for comfortable family living. The lower-level fourth bedroom features direct access to a full bathroom and a generous walk-in closet, ideal for guests or a private suite. Sunlit, open living spaces and ample storage provide flexible room to grow, while a charming deck invites intimate outdoor entertaining. Set in a well-established neighborhood, the home is conveniently close to schools and shopping, blending peaceful suburban character with everyday convenience.

20. 2022-01-28
    soldstatus $120,000
21. 2022-01-26
    soldstatus $120,000 352-char remark

    Show marketing remark (352 chars)

    Investor's special! Rare 4 bedroom/3 bathroom home listed in Warner Robins! Minutes from shopping, schools, and Robins AFB. 3 bedrooms/2 bath up and 1 bedroom/bath in the basement. Home features original hardwood floors throughout, a gorgeous, covered back deck, and 2 dining areas. Home is offered as-is. .. not eligible for institutional financing.

22. 2022-01-07
    listed $125,000 352-char remark

    Show marketing remark (352 chars)

    Investor's special! Rare 4 bedroom/3 bathroom home listed in Warner Robins! Minutes from shopping, schools, and Robins AFB. 3 bedrooms/2 bath up and 1 bedroom/bath in the basement. Home features original hardwood floors throughout, a gorgeous, covered back deck, and 2 dining areas. Home is offered as-is. .. not eligible for institutional financing.

23. 2017-07-06
    soldstatus $98,000
24. 2017-06-15
    soldstatus $98,000
25. 2017-04-01
    listed $98,000
26. 2014-12-18
    soldstatus $65,000
27. 2014-11-25
    soldstatus $65,000
28. 2014-11-25
    soldstatus $65,000
29. 2014-09-11
    listed $71,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,351 · $113/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$241/yr (+$20/mo · 17.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,908
• − Mortgage interest: −$9,691
• − Property taxes: −$1,351
• − Insurance: −$865
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$5,033
• Taxable income: $624
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $3,266/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Houston County
• NCES district ID: 1302880
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $54,823
• Composite: 38.68/100
• National rank: #4144
• State rank: #23 of 174 in GA

Livability — Warner Robins

• Score: 65/100
• State rank: #227
• US rank: #13290

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warner Robins, GA
• County: Houston County · 157,321 people
• City population: 92,102
• Metro: Warner Robins, GA
• Population (ZIP): 58,585
• Household income: $83,082
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1668.0

Population outlook (Houston County) Hauer SSP2

• Today (2025): 169,502 people
• By 2030: 178,486 · +5.3%
• By 2040: 194,642 · +14.8%
• By 2050: 207,119 · +22.2%
• By 2075: 231,480 · +36.6%
• By 2100: 235,034 · +38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Black 32% Two or more races 9% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 2%

Political lean MEDSL · Houston

• 2024 margin: R (+11.3) · D 44.0% · R 55.3%
• 2008→2024 swing: +8.9pp toward D · 2008: -20.2pp · 2024: -11.3pp
• All cycles: 2024: R+11.3 2020: R+12.4 2016: R+21.6 2012: R+20.7 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.75%
• Current HPI: 219.8261
• Rent YoY: ▲ 1.67%
• Metro: Warner Robins, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+140.6% since first listed

11 events — show timeline

• 2026-04-05 Listed $173,000 CGMLS
• 2022-01-28 Sold (Public Records) $120,000 Public Records
• 2022-01-26 Sold (MLS) $120,000 CGMLS
• 2022-01-07 Listed $125,000 CGMLS
• 2017-07-06 Sold (Public Records) $98,000 Public Records
• 2017-06-15 Sold (MLS) $98,000 CGMLS
• 2017-04-01 Listed $98,000 CGMLS
• 2014-12-18 Sold (Public Records) $65,000 Public Records
• 2014-11-25 Sold (MLS) $65,000 GAMLS
• 2014-11-25 Sold (MLS) $65,000 CGMLS
• 2014-09-11 Listed $71,900 CGMLS

Property tax history

+8.5%/yr

Latest (2025): $1,351 · +6.8% YoY. Source: county tax records.