124 Meadowdale Dr · Warner Robins, GA 31088

$126,000

3 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 56 Days on market

Built 1943 8,712 sqft lot $102/sqft · 6% above area Est $119k · 6% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• ARV discount +4.9/15.0
• 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

This charming newly listed home offers 3 spacious bedrooms and 1.5 baths, combining comfort and modern updates throughout. Enjoy peace of mind with updated electrical and a brand-new tankless water heater, providing efficiency and convenience. The interior has been freshly painted and new shades installed, creating a bright and welcoming atmosphere, while many of the windows have been upgraded to energy-efficient double-pane for added comfort and savings. Outside, a versatile storage shed with electricity adds extra functionality, perfect for hobbies, workspace, or additional storage. This home is move-in ready and full of thoughtful upgrades you won’t want to miss.

Key facts

• Updated electrical
• 8,712 sq ft lot
• Built 1943

Tags

• UPDATED ELECTRICAL
• TANKLESS WATER HEATER
• STORAGE SHED WITH ELECTRICITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 286 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $871 of loan paydown is wiped out by about $4k 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 56 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $126k implies a 404% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $122,220 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $119,149
• List price: $126,000
• Delta: 5.75%
• 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
208 Southview Ave	0.06mi	3/2.0	1,136 (-8%)	1mo	$142,000	$125	79
344 Orchard Way	0.24mi	3/2.0	1,214 (-2%)	4mo	$140,000	$115	78
310 Orchard Way	0.23mi	3/2.0	1,326 (+7%)	6mo	$142,400	$107	68
212 Orchard Way	0.10mi	3/2.0	1,064 (-14%)	3mo	$140,000	$132	66
102 Marshall Dr Dr	0.37mi	3/1.0	1,081 (-12%)	2mo	$52,000	$48	60
613 Mcarthur Blvd	0.61mi	3/2.0	1,284 (+4%)	4mo	$60,000	$47	58
610 Cornelia Dr	0.55mi	3/2.0	1,340 (+8%)	1mo	$209,000	$156	55
311 Arnold Blvd Blvd	0.49mi	3/1.5	1,111 (-10%)	4mo	$115,000	$104	55
607 Cornelia Dr	0.51mi	3/2.0	1,105 (-10%)	1mo	$170,000	$154	54
213 Stratford Dr	0.69mi	3/2.0	1,336 (+8%)	0mo	$172,500	$129	50
98 Peachtree Pl	0.44mi	3/2.0	1,053 (-15%)	6mo	$150,000	$142	46
106 Benton Ave	0.75mi	4/1.0 (+1)	1,110 (-10%)	1mo	$140,000	$126	42

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,596
• Equity at exit: $18,787

10-year hold

• IRR: 6.3%
• Equity multiple: 1.45×
• Total profit: $15,739
• Equity at exit: $10,894

Cash invested: $35,280 (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: 286
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$661
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $308

Break-even live

Break-even rent $953

Max offer price $126,000

Occupancy floor 72%

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	43d	1	0.18mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	43d	1	0.23mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	13d	2	0.29mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	21d	1	0.41mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	0.43mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	43d	6	0.47mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	13d	8	0.47mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	43d	1	0.52mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	43d	1	0.55mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	43d	1	0.58mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	21d	1	0.59mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	43d	1	0.59mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	43d	1	0.70mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	43d	1	0.82mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	21d	1	0.95mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	43d	1	0.95mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	13d	1	0.99mi
311 2nd St Warner Robins, GA	2.0	1.0	1000	$1,100	$1.10	21d	1	0.99mi
402 Curtis St Warner Robins, GA	2.0	1.0	750	$995	$1.33	13d	1	1.03mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	1.07mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	43d	1	1.07mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	21d	1	1.14mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	21d	1	1.16mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	43d	1	1.16mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,139	$1.18	13d	9	1.20mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,199	$1.25	43d	81	1.20mi
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	43d	1	1.33mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	43d	1	1.39mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	43d	1	1.41mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	21d	1	1.41mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	13d	29	1.45mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	43d	1	1.49mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	21d	1	1.49mi

Listing history 13 events

1. 2026-06-13
   status $126,000 Pending 56 DOM
2. 2026-06-10
   days on market $126,000 Active 56 DOM
3. 2026-06-09
   days on market $126,000 Active 55 DOM
4. 2026-06-08
   days on market $126,000 Active 54 DOM
5. 2026-06-07
   days on market $126,000 Active 53 DOM
6. 2026-06-05
   days on market $126,000 Active 50 DOM
7. 2026-06-03
   days on market $126,000 Active 49 DOM
8. 2026-06-02
   days on market $126,000 Active 48 DOM
9. 2026-06-01
   days on market $126,000 Active 47 DOM
10. 2026-05-31
    days on market $126,000 Active 46 DOM
11. 2026-05-30
    days on market $126,000 Active 45 DOM
12. 2026-04-15
    listed $136,000 Active 680-char remark

    Show marketing remark (680 chars)

    This charming newly listed home offers 3 spacious bedrooms and 1.5 baths, combining comfort and modern updates throughout. Enjoy peace of mind with updated electrical and a brand-new tankless water heater, providing efficiency and convenience. The interior has been freshly painted and new shades installed, creating a bright and welcoming atmosphere, while many of the windows have been upgraded to energy-efficient double-pane for added comfort and savings. Outside, a versatile storage shed with electricity adds extra functionality, perfect for hobbies, workspace, or additional storage. This home is move-in ready and full of thoughtful upgrades you won’t want to miss.

13. 2004-04-07
    soldstatus $25,000

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $1,159 · $97/mo
• Expected delta: +$684/yr (+$57/mo · 144.2%)

ⓘ 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 7/10 Severe 78% 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: $16,121
• − Mortgage interest: −$7,058
• − Property taxes: −$475
• − Insurance: −$630
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,665
• Taxable income: $1,714
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $3,291/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

+444.0% since first listed

2 events — show timeline

• 2026-04-15 Listed $136,000 CGMLS
• 2004-04-07 Sold (Public Records) $25,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $475 · +5.0% YoY. Source: county tax records.