110 S 6th St · Warner Robins, GA 31088

$119,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.28 ac lot Est $85k · 42% 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +5.8/10.0
• 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

Welcome home to this beautifully renovated 3-bedroom, 1-bath home in the heart of Warner Robins! Taken down to the studs and completely rebuilt in 2025, this property offers the peace of mind of essentially new construction at an incredible value. Major updates include a new roof, windows, siding, interior and exterior doors, sheetrock, flooring, cabinets, granite countertops, electrical system, HVAC, and water heater. The thoughtfully redesigned interior features modern finishes, an open and inviting feel, and low-maintenance living for years to come. Whether you're a first-time homebuyer looking for an affordable move-in-ready home or an investor seeking a turn-key rental property, this h

Key facts

• Renovated
• New siding
• New doors

Tags

• RENOVATED
• NEW ROOF
• NEW WINDOWS
• NEW SIDING
• NEW DOORS
• NEW FLOORING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding
• Exterior features: No pool; Lot approximately 0.28 acre

Interior

• Kitchen: Electric range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Electric range; Vinyl flooring; Central air conditioning; Heat pump heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.4% 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: Pearl Stephens Elementary School (math 35% / reading 31%, grade F, #567 of 1,228 statewide, top 47%, 462 students, 84% FRL); Huntington Middle School (math 23% / reading 32%, grade F, #268 of 470 statewide, top 57%, 827 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 25% at this address vs 44% district-wide (-20 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); 294 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $829 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $119,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $84,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 N Fifth St	0.36mi	3/1.0	816 (-6%)	16mo	$80,000	$98	61
107 Northview Ave	0.56mi	2/1.0 (-1)	880 (+2%)	10mo	$77,000	$88	57
920 Mcarthur Blvd	0.68mi	2/1.0 (-1)	888 (+3%)	2mo	$48,000	$54	57
118 Arnold Blvd	0.69mi	2/1.0 (-1)	888 (+3%)	4mo	$125,000	$141	55
221 Meadowdale Dr	0.66mi	2/1.0 (-1)	800 (-7%)	2mo	$1,100	$1	50
106 Thomas Blvd	0.59mi	2/1.0 (-1)	907 (+5%)	15mo	$145,000	$160	46
123 Vesta Dr	0.62mi	2/1.0 (-1)	800 (-7%)	10mo	$40,000	$50	45
2 Booker St	0.65mi	2/1.0 (-1)	800 (-7%)	14mo	$65,000	$81	40
914 Mcarthur Blvd	0.71mi	2/2.0 (-1)	918 (+6%)	9mo	$116,000	$126	40
105 Rose St	0.68mi	2/1.0 (-1)	800 (-7%)	14mo	$15,000	$19	40
215 Peachtree Cir	0.72mi	2/1.0 (-1)	744 (-14%)	4mo	$73,900	$99	35
215 Peachtree Cir	0.72mi	2/1.0 (-1)	744 (-14%)	4mo	$73,900	$99	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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,437
• Equity at exit: $17,877

10-year hold

• IRR: 7.2%
• Equity multiple: 1.51×
• Total profit: $17,150
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$629
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $310

Break-even live

Break-even rent $899

Max offer price $119,900

Occupancy floor 71%

Sensitivity live

Price	-10% $378	-5% $344	+0% $310	+5% $276	+10% $242
Rent	-10% $208	-5% $259	+0% $310	+5% $361	+10% $412
Rate	-1.0pp $370	-0.5pp $341	base $310	+0.5pp $279	+1.0pp $247

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 2nd St Warner Robins, GA	2.0	1.0	1000	$1,100	$1.10	22d	1	0.40mi
402 Curtis St Warner Robins, GA	2.0	1.0	750	$995	$1.33	15d	1	0.50mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	45d	1	0.63mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	45d	1	0.64mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	15d	2	0.82mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	22d	1	0.91mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	45d	1	0.91mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	45d	1	0.93mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	45d	1	0.94mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	22d	1	0.94mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	22d	1	1.00mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,139	$1.18	15d	9	1.03mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,199	$1.25	45d	81	1.03mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	22d	1	1.04mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	15d	8	1.05mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	45d	6	1.05mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	45d	1	1.13mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	15d	1	1.18mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	45d	1	1.43mi

Listing history 5 events

1. 2026-06-18
   status $119,900 Under Contract 1 DOM
2. 2026-06-16
   statusdays on marketlisting id $119,900 New 1 DOM
3. 2026-06-16
   days on market $119,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $119,900 Active 1 DOM

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$722/yr (+$60/mo · 189.7%)

ⓘ 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 77% 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: $15,502
• − Mortgage interest: −$6,716
• − Property taxes: −$381
• − Insurance: −$600
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$3,488
• Taxable income: $1,837
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $3,280/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

1 event — show timeline

• 2026-06-14 Listed $119,900 CGMLS

Property tax history

+2.1%/yr

Latest (2025): $381 · +16.0% YoY. Source: county tax records.