124 Cedarland Dr · Warner Robins, GA 31088

$239,900

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 3 Days on market

Built 2003 7,840 sqft lot Est $252k · at est.

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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 +13.0/30.0
• ARV discount +9.6/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful three bedroom two bathroom home in Glen Laurel subdivision. Very open floor plan with double-sided fireplace and eat-in kitchen has oak cabinetry. Tray ceiling and french doors leading into the master bath, separate enclosed shower, dual sinks, jetted tub, linen closet, and a walk-in master closet. Screened back porch with fully sodded yard.

Key facts

• Tray ceiling
• French doors
• Eat-in kitchen

Tags

• GLEN LAUREL SUBDIVISION
• DOUBLE-SIDED FIREPLACE
• EAT-IN KITCHEN
• CLASSIC OAK CABINETRY
• TRAY CEILING
• FRENCH DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-12 ($-138/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (22.0% below list).
• Recommended offer: $187k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Warner Robins — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lake Joy Primary School (666 students, 46% FRL); Feagin Mill Middle School (math 54% / reading 64%, grade B, #45 of 470 statewide, top 10%, 899 students, 41% FRL) — zoned schools at 43% FRL track the district average.
• Zoned-school proficiency averages 59% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Houston County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.7%/yr); 286 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $114k; list at $240k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $187,165 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $251,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Cedarland Dr	0.00mi	3/2.0	1,526 (0%)	1mo	$240,000	$157	99
205 Wembley Dr	0.19mi	3/2.0	1,493 (-2%)	2mo	$239,900	$161	86
122 Halidon Dr	0.14mi	3/2.0	1,475 (-3%)	5mo	$242,000	$164	84
303 Sark Dr	0.14mi	3/2.0	1,402 (-8%)	3mo	$235,000	$168	78
303 Sark Dr	0.14mi	3/2.0	1,402 (-8%)	3mo	$235,000	$168	78
611 Sark Dr	0.35mi	4/2.0 (+1)	1,531 (+0%)	2mo	$250,000	$163	76
216 Wembley Dr	0.16mi	3/2.0	1,390 (-9%)	2mo	$230,000	$165	76
107 Bellshill Ct	0.34mi	3/2.5	1,580 (+4%)	1mo	$245,000	$155	75
126 Millbrook Dr	0.06mi	3/2.0	1,325 (-13%)	2mo	$219,900	$166	74
217 Wembley Dr	0.19mi	3/2.0	1,419 (-7%)	7mo	$232,000	$163	74
232 Jerusalem Church Rd	0.22mi	3/2.0	1,328 (-13%)	3mo	$219,900	$166	66
221 Wembley Dr	0.20mi	3/2.0	1,328 (-13%)	5mo	$228,000	$172	65

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-42,155
• Equity at exit: $35,770

10-year hold

• IRR: -12.8%
• Equity multiple: 0.29×
• Total profit: $-47,832
• Equity at exit: $20,742

Cash invested: $67,172 (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: 286
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,872 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-12

Break-even live

Break-even rent $1,886

Max offer price $237,866

Occupancy floor 96%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Cedarland Dr Warner Robins, GA	3.0	2.0	1379	$1,700	$1.23	43d	1	0.05mi
200 Stirling Bridge Dr Warner Robins, GA	3.0	2.0	1326	$1,700	$1.28	13d	1	0.12mi
205 Wembley Dr Warner Robins, GA	3.0	2.0	1493	$1,800	$1.21	21d	1	0.18mi
402 Nandina Ct Warner Robins, GA	2.0	2.0	1710	$2,000	$1.17	13d	1	0.29mi
604 Stirling Bridge Dr Warner Robins, GA	3.0	2.0	1455	$1,700	$1.17	13d	1	0.32mi
136 Roseine Dr Warner Robins, GA	4.0	3.5	2207	$2,950	$1.34	43d	1	0.58mi
136 Roseine Dr Warner Robins, GA	4.0	3.5	2207	$2,950	$1.34	13d	1	0.58mi
209 Sedgebrooke Dr Warner Robins, GA	3.0	2.0	1874	$2,000	$1.07	43d	1	0.66mi
104 Sir Patrick Way Warner Robins, GA	4.0	2.0	1494	$1,995	$1.34	43d	1	0.88mi
104 Bryce Dr Warner Robins, GA	4.0	2.0	1758	$2,100	$1.19	13d	1	1.32mi
107 Barrington Pl N Warner Robins, GA	3.0	2.0	1780	$1,800	$1.01	43d	1	1.39mi

Listing history 7 events

1. 2026-04-28
   status Pending
2. 2026-04-25
   listed $239,900 Active
3. 2015-10-01
   soldstatus $113,500
4. 2015-09-28
   soldstatus $113,500 353-char remark

   Show marketing remark (353 chars)

   Beautiful three bedroom two bathroom home in Glen Laurel subdivision. Very open floor plan with double-sided fireplace and eat-in kitchen has oak cabinetry. Tray ceiling and french doors leading into the master bath, separate enclosed shower, dual sinks, jetted tub, linen closet, and a walk-in master closet. Screened back porch with fully sodded yard.

5. 2015-04-21
   listed $116,000 353-char remark

   Show marketing remark (353 chars)

   Beautiful three bedroom two bathroom home in Glen Laurel subdivision. Very open floor plan with double-sided fireplace and eat-in kitchen has oak cabinetry. Tray ceiling and french doors leading into the master bath, separate enclosed shower, dual sinks, jetted tub, linen closet, and a walk-in master closet. Screened back porch with fully sodded yard.

6. 2002-12-20
   soldstatus $18,555
7. 2002-08-30
   soldstatus $15,000

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$622/yr (+$52/mo · 39.2%)

ⓘ 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 ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,460
• − Mortgage interest: −$13,438
• − Property taxes: −$1,585
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$6,979
• Taxable loss: −$4,336
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $902/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

+1499.3% since first listed

7 events — show timeline

• 2026-04-28 Pending — CGMLS
• 2026-04-25 Listed $239,900 CGMLS
• 2015-10-01 Sold (Public Records) $113,500 Public Records
• 2015-09-28 Sold (MLS) $113,500 CGMLS
• 2015-04-21 Listed $116,000 CGMLS
• 2002-12-20 Sold (Public Records) $18,555 Public Records
• 2002-08-30 Sold (Public Records) $15,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,585 · +4.5% YoY. Source: county tax records.