110 Ridge Ct · Warner Robins, GA 31047

$147,900

3 bd · 2.0 ba · 1,404 sqft · Other public records · 32 Days on market

Built 1998 0.49 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2-bath home in Kathleen! Featuring an open-concept layout, this home offers a spacious living area perfect for entertaining and everyday living. The large master suite includes a double vanity, separate shower, and relaxing soaking tub — creating the perfect private retreat. The kitchen flows seamlessly into the main living space, creating a bright and inviting atmosphere you'll love coming home to. Plus, the washer, dryer, and refrigerator all remain with the home, making move-in even easier! Tucked away at the end of a quiet cul-de-sac, this home also offers a private backyard with plenty of space to relax, unwind, or entertain. Affordable, move-in ready, and full of comfort and convenience — this one is a must-see!

Key facts

• Double vanity
• Soaking tub
• Private backyard

Tags

• OPEN-CONCEPT LAYOUT
• LARGE MASTER SUITE
• DOUBLE VANITY
• SEPARATE SHOWER
• SOAKING TUB
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Approximately 0.49-acre lot; About 1,200 square feet of living area; Located in Piney Grove Farms subdivision; Address: 110 Ridge Court, Kathleen, GA 31047; Directions: From Hwy 247 north toward Bonaire, turn left on Piney Grove Road, left on Little Farm Lane, then left on Ridge Court — home is in the cul-de-sac.
• HOA & community: No HOA

Exterior

• Parking: Side/rear entrance
• Utilities: Public water available; Septic sewer; Electricity available
• Home design: Manufactured single-family residence; Resale property; Built in 1998
• Construction: Vinyl siding; Composition roof; Manufactured house construction
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Double vanity; Separate shower; Soaking tub; Crawl space basement; One level
• Laundry & utility: Washer and dryer; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $148k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $143k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: Bonaire Primary School (624 students, 29% 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) — zoned schools average 30% FRL vs 46% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 253 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.58% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.95%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 1.90×
• Total profit: $37,417
• Equity at exit: $22,052

10-year hold

• IRR: 30.1%
• Equity multiple: 3.69×
• Total profit: $111,475
• Equity at exit: $12,788

Cash invested: $41,412 (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 31047

• Home prices YoY: -14.4%
• Active inventory: 253
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$776
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $965

Break-even live

Break-even rent $1,111

Max offer price $147,900

Occupancy floor 54%

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	21d	1	0.68mi
609 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	21d	1	0.83mi
531 Bristleleaf Path , GA	3.0	2.0	1620	$2,250	$1.39	43d	1	0.86mi
513 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	21d	1	0.86mi
521 Bristleleaf Path , GA	3.0	2.0	1675	$2,250	$1.34	21d	1	0.86mi
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,100	$1.25	43d	1	0.90mi
307 Willowbrook Ln Kathleen, GA	3.0	2.0	1675	$2,150	$1.28	21d	1	0.90mi
105 Houston Dr Kathleen, GA	3.0	2.0	1512	$1,850	$1.22	13d	1	0.94mi
107 Linda Sue Ln Kathleen, GA	3.0	2.0	1620	$1,600	$0.99	21d	1	1.49mi

Listing history 20 events

1. 2026-06-19
   days on market $147,900 Active 32 DOM
2. 2026-06-18
   days on market $147,900 Active 31 DOM
3. 2026-06-17
   days on market $147,900 Active 30 DOM
4. 2026-06-16
   days on market $147,900 Active 29 DOM
5. 2026-06-15
   days on market $147,900 Active 28 DOM
6. 2026-06-14
   days on market $147,900 Active 26 DOM
7. 2026-06-13
   days on market $147,900 Active 25 DOM
8. 2026-06-10
   days on market $147,900 Active 23 DOM
9. 2026-06-09
   days on market $147,900 Active 22 DOM
10. 2026-06-08
    days on market $147,900 Active 21 DOM
11. 2026-06-07
    days on market $147,900 Active 20 DOM
12. 2026-06-05
    days on market $147,900 Active 17 DOM
13. 2026-06-03
    days on market $147,900 Active 16 DOM
14. 2026-06-02
    days on market $147,900 Active 15 DOM
15. 2026-06-01
    statusdays on market $147,900 Active 14 DOM
16. 2026-05-31
    days on market $147,900 Price Change 13 DOM
17. 2026-05-30
    pricestatusdays on market $147,900 Price Change 12 DOM
18. 2026-05-16
    listed $149,900 Active 796-char remark

    Show marketing remark (789 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath home in Kathleen! Featuring an open-concept layout, this home offers a spacious living area perfect for entertaining and everyday living. The large master suite includes a double vanity, separate shower, and relaxing soaking tub -- creating the perfect private retreat. The kitchen flows seamlessly into the main living space, creating a bright and inviting atmosphere you'll love coming home to. Plus, the washer, dryer, and refrigerator all remain with the home, making move-in even easier! Tucked away at the end of a quiet cul-de-sac, this home also offers a private backyard with plenty of space to relax, unwind, or entertain. Affordable, move-in ready, and full of comfort and convenience -- this one is a must-see!

19. 2026-05-16
    listed $149,900 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath home in Kathleen! Featuring an open-concept layout, this home offers a spacious living area perfect for entertaining and everyday living. The large master suite includes a double vanity, separate shower, and relaxing soaking tub -- creating the perfect private retreat. The kitchen flows seamlessly into the main living space, creating a bright and inviting atmosphere you'll love coming home to. Plus, the washer, dryer, and refrigerator all remain with the home, making move-in even easier! Tucked away at the end of a quiet cul-de-sac, this home also offers a private backyard with plenty of space to relax, unwind, or entertain. Affordable, move-in ready, and full of comfort and convenience -- this one is a must-see!

20. 2026-05-15
    listed $149,900 New

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $1,361 · $113/mo
• Expected delta: +$876/yr (+$73/mo · 180.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,984
• − Mortgage interest: −$8,285
• − Property taxes: −$485
• − Insurance: −$740
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$4,303
• Taxable income: $9,695
• Est. tax owed @ 24.0%: −$2,327
• After-tax cash flow: $9,249/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

• County: Houston County · 157,321 people
• City population: 92,102
• Metro: Warner Robins, GA
• Population (ZIP): 20,203
• Household income: $117,332
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 11.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 18% Two or more races 12% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 94% English-only · Spanish 4% Korean 1% Tagalog/Filipino 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: ▼ -36.77%
• Current HPI: 218.1333
• Rent YoY: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-16 Listed $149,900 MGMLS
• 2026-05-16 Listed $149,900 CGMLS
• 2026-05-15 Listed $149,900 GAMLS

Property tax history

+5.3%/yr

Latest (2025): $485 · +680.3% YoY. Source: county tax records.