124 Stone Hedge Dr · Warner Robins, GA 31088

$97,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 292 Days on market

Built 1980 871 sqft lot $108/sqft · 26% above area Est $77k · 26% over $250/mo HOA · 21% of rent

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Why this score? — see what drove the D 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 +17.5/30.0
• 1% rule +7.1/10.0
• DSCR +5.5/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this delightful 900 sq. ft. 2-bedroom, 1-bath treasure in the heart of Warner Robins. Perfect for first-time homebuyers or those looking to downsize, this home offers a blend of comfort and potential. Step inside to find a well-designed floor plan that maximizes space without compromising on style. The bright and airy living area flows seamlessly into a cozy kitchen, perfect for whipping up your favorite meals. Outside, the backyard is a true highlight. While not overly large, it offers just the right amount of space for gardening, outdoor dining, or simply enjoying a sunny afternoon. With a little TLC, this backyard could be transformed into your own private oasis. This cozy home is waiting for someone to add their personal touch and make it truly shine. Whether you're looking to settle in or invest, this is an opportunity you don’t want to miss!

Key facts

• Cozy kitchen
• Backyard highlight
• Outdoor dining

Tags

• WELL-DESIGNED FLOOR PLAN
• BRIGHT AND AIRY LIVING AREA
• COZY KITCHEN
• BACKYARD HIGHLIGHT
• SPACE FOR GARDENING
• OUTDOOR DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $75 ($900/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: employment D+, crime F, amenities 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.
• Zoned schools: Russell Elementary School (math 51% / reading 41%, grade D-, #316 of 1,228 statewide, top 26%, 645 students, 84% FRL); Warner Robins Middle School (math 25% / reading 37%, grade F, #237 of 470 statewide, top 51%, 813 students, 84% FRL); Warner Robins High School (math 7% / reading 21%, grade F, #322 of 424 statewide, top 76%, 1,816 students, 84% FRL) — zoned schools average 84% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Houston County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 295 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent is only 17% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k 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 292 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask is 8758% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.21% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 6.9

CMA / ARV

• ARV (median comp): $76,861
• List price: $97,000
• Delta: 26.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Tracy Ter	0.55mi	3/1.5 (+1)	1,032 (+15%)	10mo	$142,000	$138	35

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-12,362
• Equity at exit: $14,463

10-year hold

• IRR: -6.3%
• Equity multiple: 0.62×
• Total profit: $-10,286
• Equity at exit: $8,387

Cash invested: $27,160 (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: 295
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$509
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$40
• HOA: −$250
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $75

Break-even live

Break-even rent $1,081

Max offer price $97,000

Occupancy floor 89%

Sensitivity live

Price	-10% $130	-5% $102	+0% $75	+5% $48	+10% $20
Rent	-10% $-18	-5% $29	+0% $75	+5% $121	+10% $168
Rate	-1.0pp $124	-0.5pp $100	base $75	+0.5pp $50	+1.0pp $24

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,208	$1.06	15d	15	0.58mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	45d	1	0.64mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	23d	1	0.74mi
134 Garland Ter Warner Robins, GA	1.0	1.0	614	$850	$1.38	15d	1	0.75mi
501 Leisure Lake Dr Warner Robins, GA	1.0	1.0	750	$1,045	$1.39	15d	1	0.76mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	45d	1	0.89mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	15d	34	0.91mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	23d	1	1.04mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	45d	1	1.06mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	23d	1	1.23mi
103 Dellwood Cir Unit 103-B Warner Robins, GA	1.0	1.0	650	$625	$0.96	23d	1	1.26mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	23d	1	1.26mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	45d	1	1.27mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	15d	2	1.40mi
1103 Corder Rd Warner Robins, GA	1.0–2.0	1.0	840	$1,275	$1.52	23d	3	1.44mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 44 events

1. 2026-06-21
   days on market $97,000 Active 292 DOM
2. 2026-06-19
   days on market $97,000 Active 290 DOM
3. 2026-06-18
   days on market $97,000 Active 289 DOM
4. 2026-06-17
   days on market $97,000 Active 288 DOM
5. 2026-06-16
   days on market $97,000 Active 287 DOM
6. 2026-06-15
   days on market $97,000 Active 286 DOM
7. 2026-06-14
   days on market $97,000 Active 284 DOM
8. 2026-06-13
   days on market $97,000 Active 283 DOM
9. 2026-06-10
   days on market $97,000 Active 281 DOM
10. 2026-06-09
    days on market $97,000 Active 280 DOM
11. 2026-06-08
    days on market $97,000 Active 279 DOM
12. 2026-06-07
    days on market $97,000 Active 278 DOM
13. 2026-06-05
    days on market $97,000 Active 275 DOM
14. 2026-06-03
    days on market $97,000 Active 274 DOM
15. 2026-06-02
    days on market $97,000 Active 273 DOM
16. 2026-06-01
    days on market $97,000 Active 272 DOM
17. 2026-05-31
    days on market $97,000 Active 271 DOM
18. 2026-05-30
    days on market $97,000 Active 270 DOM
19. 2026-02-25
    price $97,000 881-char remark

    Show marketing remark (881 chars)

    Welcome home to this delightful 900 sq. ft. 2-bedroom, 1-bath treasure in the heart of Warner Robins. Perfect for first-time homebuyers or those looking to downsize, this home offers a blend of comfort and potential. Step inside to find a well-designed floor plan that maximizes space without compromising on style. The bright and airy living area flows seamlessly into a cozy kitchen, perfect for whipping up your favorite meals. Outside, the backyard is a true highlight. While not overly large, it offers just the right amount of space for gardening, outdoor dining, or simply enjoying a sunny afternoon. With a little TLC, this backyard could be transformed into your own private oasis. This cozy home is waiting for someone to add their personal touch and make it truly shine. Whether you're looking to settle in or invest, this is an opportunity you don’t want to miss!

20. 2026-01-02
    historical $1,095
21. 2025-12-31
    listed $1,095
22. 2025-12-31
    historical $1,095
23. 2025-12-12
    listed $1,095
24. 2025-09-02
    listed $100,000 Active 881-char remark

    Show marketing remark (881 chars)

    Welcome home to this delightful 900 sq. ft. 2-bedroom, 1-bath treasure in the heart of Warner Robins. Perfect for first-time homebuyers or those looking to downsize, this home offers a blend of comfort and potential. Step inside to find a well-designed floor plan that maximizes space without compromising on style. The bright and airy living area flows seamlessly into a cozy kitchen, perfect for whipping up your favorite meals. Outside, the backyard is a true highlight. While not overly large, it offers just the right amount of space for gardening, outdoor dining, or simply enjoying a sunny afternoon. With a little TLC, this backyard could be transformed into your own private oasis. This cozy home is waiting for someone to add their personal touch and make it truly shine. Whether you're looking to settle in or invest, this is an opportunity you don’t want to miss!

25. 2024-10-29
    price $100,000
26. 2024-07-25
    historical $1,075
27. 2024-07-02
    listed $1,075
28. 2024-07-02
    historical $1,075
29. 2024-05-17
    price $1,075
30. 2024-05-04
    price $1,125
31. 2024-04-23
    listed $1,195
32. 2024-04-23
    historical $1,195
33. 2024-04-17
    listed $1,195
34. 2022-07-22
    soldstatus $85,000
35. 2022-07-14
    soldstatus $85,000
36. 2022-07-07
    soldstatus $85,000 Closed
37. 2022-07-07
    soldstatus $85,000 Sold
38. 2022-06-24
    status Pending
39. 2022-05-19
    status Under Contract
40. 2022-05-19
    status Pending
41. 2022-05-19
    listed $79,900
42. 2022-05-03
    listed $79,900 Active
43. 2022-05-03
    listed $79,900 New
44. 2022-04-21
    soldstatus $50,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$232/yr (+$19/mo · 35.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $14,113
• − Mortgage interest: −$5,434
• − Property taxes: −$660
• − Insurance: −$485
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − HOA: −$3,000
• − Depreciation: −$2,822
• Taxable loss: −$545
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $1,031/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

+94.0% since first listed

26 events — show timeline

• 2026-02-25 Price Changed $97,000 CGMLS
• 2026-01-02 Rental Removed $1,095 RENTALBEAST
• 2025-12-31 Listed for Rent $1,095 RENTALBEAST
• 2025-12-31 Rental Removed $1,095 RENTEC
• 2025-12-12 Listed for Rent $1,095 RENTEC
• 2025-09-02 Listed $100,000 CGMLS
• 2024-10-29 Price Changed $100,000 CGMLS
• 2024-07-25 Rental Removed $1,075 RENTALBEAST
• 2024-07-02 Listed for Rent $1,075 RENTALBEAST
• 2024-07-02 Rental Removed $1,075 RENTALBEAST
• 2024-05-17 Price Changed $1,075 RENTALBEAST
• 2024-05-04 Price Changed $1,125 RENTALBEAST
• 2024-04-23 Listed for Rent $1,195 RENTALBEAST
• 2024-04-23 Rental Removed $1,195 RENTEC
• 2024-04-17 Listed for Rent $1,195 RENTEC
• 2022-07-22 Sold (MLS) $85,000 CGMLS
• 2022-07-14 Sold (Public Records) $85,000 Public Records
• 2022-07-07 Sold (MLS) $85,000 GAMLS
• 2022-07-07 Sold (MLS) $85,000 FMLS
• 2022-06-24 Pending — FMLS
• 2022-05-19 Pending — GAMLS
• 2022-05-19 Pending — FMLS
• 2022-05-19 Listed $79,900 CGMLS
• 2022-05-03 Listed $79,900 GAMLS
• 2022-05-03 Listed $79,900 FMLS
• 2022-04-21 Sold (Public Records) $50,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $660 · +11.0% YoY. Source: county tax records.