115 Taylor Woods Ct · Warner Robins, GA 31005

$284,900

4 bd · 2.0 ba · 1,773 sqft · SingleFamily public records · 58 Days on market

Built 2023 Good condition 0.25 ac lot $161/sqft · at area comps Est $272k · at est. $33/mo HOA · 1% of rent ↓ 1% since listing

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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 +14.8/30.0
• ARV discount +5.4/15.0
• DSCR +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully designed 4-bedroom, 2-bath home features a desirable split floor plan paired with an open-concept layout, offering both privacy and a seamless flow for everyday living and entertaining. The spacious living area connects effortlessly to the kitchen, creating a welcoming space for gatherings. The kitchen is a standout, complete with a large island, ample cabinetry, and a convenient pantry, perfect for meal prep, storage, and casual dining. Each bedroom offers comfort and functionality, with walk-in closets providing plenty of storage space throughout the home. The primary suite is a true retreat, featuring a double vanity, a separate shower, and a relaxing garden tub designed for unwinding at the end of the day. With its thoughtful layout, modern features, and comfortable living spaces, this home is a must-see. Schedule your showing today!

Key facts

• Ample cabinetry
• Spacious living area
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING AREA
• LARGE ISLAND
• AMPLE CABINETRY
• CONVENIENT PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $78 ($932/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (15.5% below list).
• Recommended offer: $241k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Hilltop Elementary School (math 55% / reading 59%, grade C+, #151 of 1,228 statewide, top 13%, 600 students, 48% FRL); Bonaire Middle School (math 67% / reading 68%, grade A-, #21 of 470 statewide, top 4%, 1,140 students, 32% FRL); Veterans High School (math 33% / reading 32%, grade F, #104 of 424 statewide, top 25%, 1,914 students, 30% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 240 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 58 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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.

Recommended offer $240,737 (15.5% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. 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?
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: 0.84% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $272,356
• List price: $284,900
• Delta: 4.61%
• 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
100 Alton Tucker Sr Blvd	0.14mi	4/2.0	1,773 (0%)	0mo	$284,700	$161	93
103 Gloucester Rd	0.14mi	3/2.0 (-1)	1,595 (-10%)	0mo	$265,000	$166	71
307 Ledford Way	0.04mi	3/2.0 (-1)	1,522 (-14%)	2mo	$267,000	$175	68
105 Sasser Dr	0.45mi	3/1.5 (-1)	1,689 (-5%)	6mo	$220,000	$130	59
105 Sasser Dr	0.45mi	3/1.5 (-1)	1,689 (-5%)	6mo	$220,000	$130	59
113 Sutter Butte Pl	0.64mi	4/3.0	1,754 (-1%)	7mo	$299,900	$171	58
113 Amargosa Pl	0.71mi	3/2.0 (-1)	1,787 (+1%)	6mo	$298,000	$167	55
901 Adirondac Way	0.68mi	3/2.0 (-1)	1,753 (-1%)	9mo	$283,000	$161	54
1000 Adirondac Way	0.75mi	4/2.0	1,843 (+4%)	5mo	$305,000	$165	54
116 Garrett Ln	0.58mi	3/2.5 (-1)	1,679 (-5%)	9mo	$287,000	$171	50
103 Cascades Ct	0.71mi	3/2.0 (-1)	1,638 (-8%)	10mo	$276,900	$169	41
103 Kettle River Ln	0.66mi	3/2.0 (-1)	1,596 (-10%)	9mo	$275,000	$172	40

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-37,512
• Equity at exit: $42,480

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-10,582
• Equity at exit: $24,633

Cash invested: $79,772 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 240
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,407 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$119
• HOA: −$33
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $78

Break-even live

Break-even rent $2,309

Max offer price $284,900

Occupancy floor 92%

Sensitivity live

Price	-10% $239	-5% $158	+0% $78	+5% $-3	+10% $-84
Rent	-10% $-113	-5% $-17	+0% $78	+5% $173	+10% $268
Rate	-1.0pp $221	-0.5pp $150	base $78	+0.5pp $4	+1.0pp $-71

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Alton Tucker SR Blvd Bonaire, GA	3.0	2.0	1344	$2,195	$1.63	45d	1	0.12mi
200 Chipper St Bonaire, GA	3.0	2.0	1572	$1,995	$1.27	23d	1	1.47mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 29 events

1. 2026-06-10
   days on market $284,900 Active 58 DOM
2. 2026-06-09
   days on market $284,900 Active 57 DOM
3. 2026-06-08
   days on market $284,900 Active 56 DOM
4. 2026-06-07
   days on market $284,900 Active 55 DOM
5. 2026-06-05
   days on market $284,900 Active 52 DOM
6. 2026-06-03
   days on market $284,900 Active 51 DOM
7. 2026-06-02
   days on market $284,900 Active 50 DOM
8. 2026-06-01
   days on market $284,900 Active 49 DOM
9. 2026-05-31
   days on market $284,900 Active 48 DOM
10. 2026-05-30
    days on market $284,900 Active 47 DOM
11. 2026-04-13
    listed $284,900 Active 866-char remark

    Show marketing remark (866 chars)

    This beautifully designed 4-bedroom, 2-bath home features a desirable split floor plan paired with an open-concept layout, offering both privacy and a seamless flow for everyday living and entertaining. The spacious living area connects effortlessly to the kitchen, creating a welcoming space for gatherings. The kitchen is a standout, complete with a large island, ample cabinetry, and a convenient pantry, perfect for meal prep, storage, and casual dining. Each bedroom offers comfort and functionality, with walk-in closets providing plenty of storage space throughout the home. The primary suite is a true retreat, featuring a double vanity, a separate shower, and a relaxing garden tub designed for unwinding at the end of the day. With its thoughtful layout, modern features, and comfortable living spaces, this home is a must-see. Schedule your showing today!

12. 2026-04-13
    listed $284,900 Active 866-char remark

    Show marketing remark (866 chars)

    This beautifully designed 4-bedroom, 2-bath home features a desirable split floor plan paired with an open-concept layout, offering both privacy and a seamless flow for everyday living and entertaining. The spacious living area connects effortlessly to the kitchen, creating a welcoming space for gatherings. The kitchen is a standout, complete with a large island, ample cabinetry, and a convenient pantry, perfect for meal prep, storage, and casual dining. Each bedroom offers comfort and functionality, with walk-in closets providing plenty of storage space throughout the home. The primary suite is a true retreat, featuring a double vanity, a separate shower, and a relaxing garden tub designed for unwinding at the end of the day. With its thoughtful layout, modern features, and comfortable living spaces, this home is a must-see. Schedule your showing today!

13. 2026-04-13
    listed $284,900 New

    Show marketing remark (866 chars)

    This beautifully designed 4-bedroom, 2-bath home features a desirable split floor plan paired with an open-concept layout, offering both privacy and a seamless flow for everyday living and entertaining. The spacious living area connects effortlessly to the kitchen, creating a welcoming space for gatherings. The kitchen is a standout, complete with a large island, ample cabinetry, and a convenient pantry, perfect for meal prep, storage, and casual dining. Each bedroom offers comfort and functionality, with walk-in closets providing plenty of storage space throughout the home. The primary suite is a true retreat, featuring a double vanity, a separate shower, and a relaxing garden tub designed for unwinding at the end of the day. With its thoughtful layout, modern features, and comfortable living spaces, this home is a must-see. Schedule your showing today!

14. 2025-07-15
    historical
15. 2025-05-23
    listed $300,000 Active
16. 2025-05-23
    listed $300,000 New
17. 2023-06-21
    price $283,805
18. 2023-06-21
    soldstatus $283,805 Closed
19. 2023-06-21
    soldstatus $283,805 Closed
20. 2023-06-13
    listed Active Under Contract
21. 2023-06-05
    soldstatus $283,805 Closed
22. 2023-04-22
    historical Active Under Contract
23. 2023-04-22
    status Pending
24. 2023-04-03
    price $285,135
25. 2023-04-03
    price $285,135
26. 2023-02-09
    listed $285,135
27. 2023-02-04
    price $290,135
28. 2023-02-03
    listed $290,135 Active
29. 2023-01-16
    listed $289,135 Active

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $2,621 · $218/mo
• Expected delta: +$480/yr (+$40/mo · 22.4%)

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

Taxation est. · year 1

• Rental income: $28,888
• − Mortgage interest: −$15,959
• − Property taxes: −$2,141
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − HOA: −$396
• − Depreciation: −$8,288
• Taxable loss: −$3,942
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $1,878/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, split-floor plan home with a good condition score and modern updates is ready for move-in. It offers a good ROI for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal and value.
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior shutters — Enhances curb appeal and value. ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 22,063
• Household income: $110,461
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 212.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 11% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Salvadoran 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▼ -43.85%
• Current HPI: 213.0605
• Rent YoY: ▲ 4.53%
• 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

-1.5% since first listed

19 events — show timeline

• 2026-04-13 Listed $284,900 CGMLS
• 2026-04-13 Listed $284,900 MGMLS
• 2026-04-13 Listed $284,900 GAMLS
• 2025-07-15 Listing Removed — GAMLS
• 2025-05-23 Listed $300,000 GAMLS
• 2025-05-23 Listed $300,000 FMLS
• 2023-06-21 Price Changed $283,805 MGMLS
• 2023-06-21 Sold (MLS) $283,805 FMLS
• 2023-06-21 Sold (MLS) $283,805 MGMLS
• 2023-06-13 Listed — MGMLS
• 2023-06-05 Sold (MLS) $283,805 CGMLS
• 2023-04-22 Contingent — FMLS
• 2023-04-22 Pending — CGMLS
• 2023-04-03 Price Changed $285,135 CGMLS
• 2023-04-03 Price Changed $285,135 FMLS
• 2023-02-09 Listed $285,135 MGMLS
• 2023-02-04 Price Changed $290,135 CGMLS
• 2023-02-03 Listed $290,135 FMLS
• 2023-01-16 Listed $289,135 CGMLS

Property tax history

-6.7%/yr

Latest (2025): $2,141 · -6.7% YoY. Source: county tax records.