107 Deerwood Dr · Warner Robins, GA 31088

$305,000

4 bd · 2.5 ba · 2,331 sqft · SingleFamily public records · 55 Days on market

Built 1990 0.41 ac lot $131/sqft · 19% below area Est $377k · 19% under $8/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable Statham’s Landing this all-brick, one-level home offers comfortable living in a well-established golf course community featuring an 18-hole golf course, a renovated clubhouse with food services, seasonal pool access, and tennis courts. Conveniently situated just minutes from Robins Air Force Base this home combines convenience, space, and lifestyle. Backing up to hole 13 of the golf course, the home features 4 bedrooms and 2.5 baths with plenty of room for everyday living and entertaining. Inside, you’ll find two generous living areas, including a formal living space and a secondary living room, both with wood-burning fireplaces. The home also offers a formal dining room, an eat-in dining area, and a breakfast bar, ideal for gatherings. All bedrooms include walk-in closets. The main bathroom features a double vanity and tub/shower combination. The large master bedroom offers private access to the back patio, while the master bathroom includes a soaking tub and separate shower. Step outside to the spacious back patio, perfect for entertaining while enjoying golf course views. Additional highlights include a two-car garage and a long driveway, providing ample parking. The home has seen updates with new windows and HVAC system, adding comfort and value.

Key facts

• Seasonal pool access
• Renovated clubhouse
• Tennis courts

Tags

• GOLF COURSE COMMUNITY
• RENOVATED CLUBHOUSE
• SEASONAL POOL ACCESS
• TENNIS COURTS
• BACKING UP TO HOLE 13
• TWO GENEROUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (26.6% below list).
• Recommended offer: $224k (26.6% below list) — sets the bar for 1% rule.

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 Elementary School (math 67% / reading 60%, grade B, #99 of 1,228 statewide, top 8%, 529 students, 33% 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 67% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/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 $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 55 days — a 3% lower offer ($296k) 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.
• Current owner paid $145k; list at $305k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $223,777 (26.6% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.73% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 11.4

CMA / ARV

• ARV (median comp): $377,219
• List price: $305,000
• Delta: -19.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Deerwood Dr	0.00mi	4/2.5	2,331 (0%)	1mo	$295,000	$127	99
102 Twelfth Fairway	0.28mi	4/3.0	2,364 (+1%)	3mo	$409,900	$173	80
107 Twelfth Fairway	0.28mi	4/3.0	2,424 (+4%)	16mo	$415,000	$171	65
106 Wisteria Dr	0.16mi	4/3.0	2,598 (+12%)	10mo	$340,000	$131	63
111 Hickory Bend Dr	0.43mi	4/2.0	2,389 (+2%)	15mo	$285,000	$119	62
228 Landings Pointe Ln	0.33mi	4/3.0	2,621 (+12%)	12mo	$410,000	$156	52
106 Twelfth Fairway	0.26mi	4/3.0	2,613 (+12%)	21mo	$415,000	$159	48
111 Bunkers Trl	0.72mi	4/2.5	2,643 (+13%)	7mo	$349,900	$132	39
203 Fleming Dr	0.62mi	4/2.0	2,072 (-11%)	15mo	$195,000	$94	38
102 Eagle Way	0.62mi	3/2.0 (-1)	2,205 (-5%)	21mo	$280,500	$127	38

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-63,520
• Equity at exit: $45,476

10-year hold

• IRR: -18.8%
• Equity multiple: 0.04×
• Total profit: $-81,656
• Equity at exit: $26,371

Cash invested: $85,400 (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: 295
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,238 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$207 /mo · $2,486/yr
• Insurance: −$127
• HOA: −$8
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-174

Break-even live

Break-even rent $2,458

Max offer price $274,286

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-88	+0% $-174	+5% $-260	+10% $-347
Rent	-10% $-351	-5% $-262	+0% $-174	+5% $-85	+10% $3
Rate	-1.0pp $-20	-0.5pp $-96	base $-174	+0.5pp $-253	+1.0pp $-333

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Links View Dr Bonaire, GA	3.0	2.0	1696	$1,900	$1.12	23d	1	0.96mi
100 Sun Chase Bonaire, GA	4.0	2.5	2234	$2,500	$1.12	45d	1	1.21mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: pool

Listing history 6 events

1. 2026-04-29
   status Active 1307-char remark

   Show marketing remark (1307 chars)

   Located in the desirable Statham’s Landing this all-brick, one-level home offers comfortable living in a well-established golf course community featuring an 18-hole golf course, a renovated clubhouse with food services, seasonal pool access, and tennis courts. Conveniently situated just minutes from Robins Air Force Base this home combines convenience, space, and lifestyle. Backing up to hole 13 of the golf course, the home features 4 bedrooms and 2.5 baths with plenty of room for everyday living and entertaining. Inside, you’ll find two generous living areas, including a formal living space and a secondary living room, both with wood-burning fireplaces. The home also offers a formal dining room, an eat-in dining area, and a breakfast bar, ideal for gatherings. All bedrooms include walk-in closets. The main bathroom features a double vanity and tub/shower combination. The large master bedroom offers private access to the back patio, while the master bathroom includes a soaking tub and separate shower. Step outside to the spacious back patio, perfect for entertaining while enjoying golf course views. Additional highlights include a two-car garage and a long driveway, providing ample parking. The home has seen updates with new windows and HVAC system, adding comfort and value.

2. 2026-04-28
   status Pending 1307-char remark

   Show marketing remark (1307 chars)

   Located in the desirable Statham’s Landing this all-brick, one-level home offers comfortable living in a well-established golf course community featuring an 18-hole golf course, a renovated clubhouse with food services, seasonal pool access, and tennis courts. Conveniently situated just minutes from Robins Air Force Base this home combines convenience, space, and lifestyle. Backing up to hole 13 of the golf course, the home features 4 bedrooms and 2.5 baths with plenty of room for everyday living and entertaining. Inside, you’ll find two generous living areas, including a formal living space and a secondary living room, both with wood-burning fireplaces. The home also offers a formal dining room, an eat-in dining area, and a breakfast bar, ideal for gatherings. All bedrooms include walk-in closets. The main bathroom features a double vanity and tub/shower combination. The large master bedroom offers private access to the back patio, while the master bathroom includes a soaking tub and separate shower. Step outside to the spacious back patio, perfect for entertaining while enjoying golf course views. Additional highlights include a two-car garage and a long driveway, providing ample parking. The home has seen updates with new windows and HVAC system, adding comfort and value.

3. 2026-04-10
   status Active 1307-char remark

   Show marketing remark (1307 chars)

   Located in the desirable Statham’s Landing this all-brick, one-level home offers comfortable living in a well-established golf course community featuring an 18-hole golf course, a renovated clubhouse with food services, seasonal pool access, and tennis courts. Conveniently situated just minutes from Robins Air Force Base this home combines convenience, space, and lifestyle. Backing up to hole 13 of the golf course, the home features 4 bedrooms and 2.5 baths with plenty of room for everyday living and entertaining. Inside, you’ll find two generous living areas, including a formal living space and a secondary living room, both with wood-burning fireplaces. The home also offers a formal dining room, an eat-in dining area, and a breakfast bar, ideal for gatherings. All bedrooms include walk-in closets. The main bathroom features a double vanity and tub/shower combination. The large master bedroom offers private access to the back patio, while the master bathroom includes a soaking tub and separate shower. Step outside to the spacious back patio, perfect for entertaining while enjoying golf course views. Additional highlights include a two-car garage and a long driveway, providing ample parking. The home has seen updates with new windows and HVAC system, adding comfort and value.

4. 2025-12-29
   status Pending 1307-char remark

   Show marketing remark (1307 chars)

   Located in the desirable Statham’s Landing this all-brick, one-level home offers comfortable living in a well-established golf course community featuring an 18-hole golf course, a renovated clubhouse with food services, seasonal pool access, and tennis courts. Conveniently situated just minutes from Robins Air Force Base this home combines convenience, space, and lifestyle. Backing up to hole 13 of the golf course, the home features 4 bedrooms and 2.5 baths with plenty of room for everyday living and entertaining. Inside, you’ll find two generous living areas, including a formal living space and a secondary living room, both with wood-burning fireplaces. The home also offers a formal dining room, an eat-in dining area, and a breakfast bar, ideal for gatherings. All bedrooms include walk-in closets. The main bathroom features a double vanity and tub/shower combination. The large master bedroom offers private access to the back patio, while the master bathroom includes a soaking tub and separate shower. Step outside to the spacious back patio, perfect for entertaining while enjoying golf course views. Additional highlights include a two-car garage and a long driveway, providing ample parking. The home has seen updates with new windows and HVAC system, adding comfort and value.

5. 2025-12-21
   listed $305,000 Active 1307-char remark

   Show marketing remark (1307 chars)

   Located in the desirable Statham’s Landing this all-brick, one-level home offers comfortable living in a well-established golf course community featuring an 18-hole golf course, a renovated clubhouse with food services, seasonal pool access, and tennis courts. Conveniently situated just minutes from Robins Air Force Base this home combines convenience, space, and lifestyle. Backing up to hole 13 of the golf course, the home features 4 bedrooms and 2.5 baths with plenty of room for everyday living and entertaining. Inside, you’ll find two generous living areas, including a formal living space and a secondary living room, both with wood-burning fireplaces. The home also offers a formal dining room, an eat-in dining area, and a breakfast bar, ideal for gatherings. All bedrooms include walk-in closets. The main bathroom features a double vanity and tub/shower combination. The large master bedroom offers private access to the back patio, while the master bathroom includes a soaking tub and separate shower. Step outside to the spacious back patio, perfect for entertaining while enjoying golf course views. Additional highlights include a two-car garage and a long driveway, providing ample parking. The home has seen updates with new windows and HVAC system, adding comfort and value.

6. 1990-09-04
   soldstatus $144,900

ⓘ 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: $2,486 · $207/mo
• Projected year-2 tax: $2,806 · $234/mo
• Expected delta: +$320/yr (+$27/mo · 12.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $26,853
• − Mortgage interest: −$17,085
• − Property taxes: −$2,486
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − HOA: −$96
• − Depreciation: −$8,873
• Taxable loss: −$7,508
• Est. tax savings @ 24.0%: +$1,802
• After-tax cash flow: $-284/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): 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

+110.5% since first listed

6 events — show timeline

• 2026-04-29 Relisted — CGMLS
• 2026-04-28 Pending — CGMLS
• 2026-04-10 Relisted — CGMLS
• 2025-12-29 Pending — CGMLS
• 2025-12-21 Listed $305,000 CGMLS
• 1990-09-04 Sold (Public Records) $144,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,486 · +4.7% YoY. Source: county tax records.