100 Mauldon Ct · Warner Robins, GA 31093

$149,999

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 23 Days on market

Built 1991 0.29 ac lot Est $106k · 42% over

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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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This sweet 3-bedroom, 2-bathroom home sits on a spacious corner lot and offers a fantastic opportunity—whether you're looking for an investment property or your next home! Recent updates include a roof, flooring, and paint throughout—all less than a couple years old. Don't miss out on this well-maintained property with great potential!

Key facts

• 0.29 acre lot
• Garage
• Built 1991

Property features AI

Finance

• Other: Located in Honey Ridge subdivision; Address: 100 Mauldon Ct, Warner Robins, GA 31093
• HOA & community: No homeowners association; No community amenities listed

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Public water; Public sewer (connected); Electricity available; Cable available
• Home design: Single-family house; One story; Resale property
• Construction: Built in 1991; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Corner, level lot; Grassed yard; Outbuilding; Has view

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Soaking tub; Family room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $137k (8.5% below list).
• Recommended offer: $137k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Parkwood Elementary School (math 21% / reading 18%, grade F, #878 of 1,228 statewide, top 75%, 671 students, 84% FRL); Northside Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 844 students, 84% FRL); Northside High School (math 5% / reading 21%, grade F, #331 of 424 statewide, top 78%, 1,959 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 21% at this address vs 44% district-wide (-24 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 (+2.8%/yr); 166 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 36% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y 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; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $137,264 (8.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $105,534
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Crescent Dr	0.36mi	3/1.0	1,032 (-3%)	5mo	$60,000	$58	70
105 Angela Ave	0.59mi	3/2.0	1,075 (+1%)	4mo	$107,000	$100	68
105 Flanders Dr	0.50mi	3/1.0	1,096 (+3%)	1mo	$122,500	$112	67
104 Dudley St	0.54mi	3/1.5	1,096 (+3%)	2mo	$155,000	$141	67
239 Ward St	0.26mi	3/1.0	1,176 (+10%)	3mo	$95,000	$81	64
505 American Blvd	0.57mi	3/2.0	1,122 (+5%)	1mo	$170,000	$152	64
406 Ward St	0.41mi	3/1.0	984 (-8%)	1mo	$84,000	$85	63
300 Ward St	0.31mi	3/1.0	962 (-10%)	3mo	$55,000	$57	63
113 Briarwood Dr	0.59mi	3/2.0	1,126 (+6%)	4mo	$95,000	$84	60
102 Camellia Cir	0.66mi	3/1.0	991 (-7%)	1mo	$98,000	$99	52
213 Oklahoma Ave	0.57mi	3/1.5	1,196 (+12%)	3mo	$137,700	$115	49
202 Elmwood St	0.72mi	2/1.0 (-1)	1,115 (+5%)	3mo	$45,000	$40	48

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,715
• Equity at exit: $22,365

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,438
• Equity at exit: $12,969

Cash invested: $42,000 (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 31093

• Rents YoY: 2.8%
• Active inventory: 166
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$787
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $156

Break-even live

Break-even rent $1,175

Max offer price $149,999

Occupancy floor 84%

Sensitivity live

Price	-10% $241	-5% $199	+0% $156	+5% $114	+10% $71
Rent	-10% $48	-5% $102	+0% $156	+5% $210	+10% $265
Rate	-1.0pp $232	-0.5pp $194	base $156	+0.5pp $117	+1.0pp $78

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Dunmurry Pl Warner Robins, GA	3.0	2.0	1293	$1,575	$1.22	15d	1	0.06mi
705 American Blvd Warner Robins, GA	3.0	2.0	1100	$1,275	$1.16	15d	1	0.11mi
650 American Blvd Warner Robins, GA	3.0	1.0	925	$1,200	$1.30	23d	1	0.15mi
716 American Blvd Warner Robins, GA	3.0	1.5	1235	$1,400	$1.13	23d	1	0.16mi
213 Johns Rd Warner Robins, GA	2.0	1.0	888	$1,175	$1.32	15d	1	0.19mi
302 Hawaii Ave Unit D Warner Robins, GA	3.0	2.0	1190	$1,500	$1.26	15d	1	0.27mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	15d	1	0.27mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	23d	1	0.38mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	46d	1	0.38mi
114 Dixie Trl Warner Robins, GA	3.0	2.0	980	$1,250	$1.28	23d	1	0.42mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	15d	29	0.53mi
106 National Ave Warner Robins, GA	3.0	1.0	984	$1,250	$1.27	46d	1	0.54mi
202 Ruzelle St Warner Robins, GA	3.0	1.0	962	$1,175	$1.22	46d	1	0.54mi
119 Keith Dr Warner Robins, GA	3.0	2.0	1122	$1,175	$1.05	46d	1	0.55mi
122 Briarwood Dr Warner Robins, GA	4.0	2.0	1218	$1,195	$0.98	23d	1	0.57mi
124 Briarwood Dr Warner Robins, GA	3.0	2.0	1134	$1,500	$1.32	46d	1	0.57mi
136 Oscar Ct Warner Robins, GA	3.0	2.0	1395	$1,400	$1.00	46d	1	0.64mi
310 Northlake Dr Warner Robins, GA	1.0–2.0	1.0–1.5	825	$1,250	$1.52	15d	23	0.66mi
206 Northlake Dr Warner Robins, GA	1.0–3.0	1.0–2.0	942	$1,225	$1.30	15d	10	0.71mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	46d	19	0.71mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	15d	1	0.80mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	15d	7	0.84mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	46d	1	0.97mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	46d	1	1.01mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,199	$1.25	46d	81	1.03mi
119 Vicki Lynn Dr Warner Robins, GA	1.0–3.0	1.0–2.0	962	$1,139	$1.18	15d	9	1.03mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	46d	1	1.06mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	23d	1	1.19mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	46d	1	1.19mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	46d	1	1.19mi
116 Vickie Dr Warner Robins, GA	3.0	1.5	1056	$1,300	$1.23	23d	1	1.19mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	23d	1	1.26mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	46d	1	1.26mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	46d	1	1.34mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	46d	1	1.35mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	15d	8	1.49mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	46d	6	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $149,999 Active 23 DOM
2. 2026-06-19
   days on market $149,999 Active 21 DOM
3. 2026-06-18
   days on market $149,999 Active 20 DOM
4. 2026-06-17
   days on market $149,999 Active 19 DOM
5. 2026-06-16
   days on market $149,999 Active 18 DOM
6. 2026-06-15
   days on market $149,999 Active 17 DOM
7. 2026-06-14
   days on market $149,999 Active 15 DOM
8. 2026-06-13
   statusdays on market $149,999 Active 14 DOM
9. 2026-06-10
   days on market $149,999 New 12 DOM
10. 2026-06-09
    days on market $149,999 New 11 DOM
11. 2026-06-08
    days on market $149,999 New 10 DOM
12. 2026-06-07
    days on market $149,999 New 9 DOM
13. 2026-06-05
    days on market $149,999 New 6 DOM
14. 2026-06-03
    days on market $149,999 New 5 DOM
15. 2026-06-02
    days on market $149,999 New 4 DOM
16. 2026-06-01
    days on market $149,999 New 3 DOM
17. 2026-05-31
    days on market $149,999 New 2 DOM
18. 2026-05-30
    remarks 340-char remark
19. 2026-05-30
    listed $149,999 New 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: $950 · $79/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$430/yr (+$36/mo · 45.2%)

ⓘ 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 73% 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: $16,472
• − Mortgage interest: −$8,402
• − Property taxes: −$950
• − Insurance: −$750
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,364
• Taxable loss: −$630
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $2,024/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): 26,872
• Household income: $45,991
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1516.0

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 0.64)
• Race & ethnicity: Black 47% White 35% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -130.35%
• Current HPI: 222.1627
• Rent YoY: ▲ 2.78%
• 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

+132.6% since first listed

29 events — show timeline

• 2026-05-29 Relisted — CGMLS
• 2026-05-29 Listed $149,999 MGMLS
• 2026-04-21 Delisted — CGMLS
• 2026-04-21 Listing Removed — GAMLS
• 2026-02-02 Price Changed $149,999 GAMLS
• 2026-01-22 Price Changed $149,999 MGMLS
• 2025-12-10 Rental Removed — TURBOTENANT
• 2025-11-20 Price Changed $159,000 MGMLS
• 2025-11-20 Price Changed $159,000 GAMLS
• 2025-11-20 Listed $149,999 CGMLS
• 2025-11-17 Listed for Rent — TURBOTENANT
• 2025-10-10 Listed $149,999 GAMLS
• 2025-10-10 Listed $170,000 GAMLS
• 2023-04-12 Sold (Public Records) $120,000 Public Records
• 2023-04-10 Sold (MLS) $120,000 CGMLS
• 2023-04-10 Sold (MLS) $120,000 GAMLS
• 2023-04-01 Pending — CGMLS
• 2023-04-01 Pending — GAMLS
• 2023-03-29 Relisted — CGMLS
• 2023-03-29 Relisted — GAMLS
• 2023-03-24 Pending — GAMLS
• 2023-03-24 Pending — CGMLS
• 2023-03-21 Listed $114,100 GAMLS
• 2023-03-20 Listed $114,100 CGMLS
• 2014-02-21 Sold (MLS) $25,000 CGMLS
• 2013-10-27 Listed $29,900 CGMLS
• 2013-06-17 Sold (Public Records) $60,467 Public Records
• 2007-01-17 Sold (Public Records) $75,000 Public Records
• 1999-03-15 Sold (Public Records) $64,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $950 · +9.4% YoY. Source: county tax records.