908 Crestwood Ter · Warner Robins, GA 31088

$75,000

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 66 Days on market

Built 1960 0.56 ac lot $64/sqft · 41% below area Est $127k · 41% under

---

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

Listing remarks MLS

Great Investment Opportunity or Starter Home in the Heart of Warner Robins! Discover the potential at 908 Crestwood Terrace - a 3-bedroom, 1-bath home offering 1,178 sqft of living space on a quiet street in Houston County. This property is ideal for investors, DIY enthusiasts, or anyone looking to customize their next home. The home does need some work, but with a little vision and effort, it could truly shine. A large storage building in the backyard adds even more value and versatility - perfect for tools, hobbies, or extra storage space. Conveniently located near schools, shopping, and Robins Air Force Base, this property offers both location and long-term potential. Sold AS IS and subject to probate court approval. Seller will not accept offers below the appraised value - list price reflects current appraisal. This property does not currently have clear title.

Key facts

• Quiet street
• Near schools
• Near shopping

Tags

• INVESTMENT OPPORTUNITY
• LARGE STORAGE BUILDING
• QUIET STREET
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR ROBINS AIR FORCE BASE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: C. B. Watson Primary School (557 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 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 (+1.7%/yr); 295 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $519 of loan paydown is wiped out by about $2k 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 + 1.7% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 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 $24k; list at $75k implies a 212% 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.76% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.19%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $126,744
• List price: $75,000
• Delta: -40.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Cornelia Dr	0.26mi	3/2.0	1,105 (-6%)	1mo	$170,000	$154	73
610 Cornelia Dr	0.22mi	3/2.0	1,340 (+14%)	1mo	$209,000	$156	62
111 Grant St	0.62mi	3/2.0	1,214 (+3%)	2mo	$178,500	$147	61
98 Peachtree Pl	0.36mi	3/2.0	1,053 (-11%)	6mo	$150,000	$142	56
104 Oxford Ln	0.56mi	3/2.0	1,262 (+7%)	2mo	$145,000	$115	56
208 Southview Ave	0.72mi	3/2.0	1,136 (-4%)	1mo	$142,000	$125	55
126 Lincoln St	0.65mi	3/1.0	1,274 (+8%)	3mo	$118,600	$93	54
109 Lee St	0.72mi	3/1.0	1,073 (-9%)	4mo	$110,000	$103	48
213 Stratford Dr	0.53mi	3/2.0	1,336 (+13%)	1mo	$172,500	$129	48
141 Wall St	0.54mi	3/2.0	1,332 (+13%)	3mo	$177,000	$133	47
212 Orchard Way	0.69mi	3/2.0	1,064 (-10%)	3mo	$140,000	$132	45
310 Orchard Way	0.68mi	3/2.0	1,326 (+13%)	6mo	$142,400	$107	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: 28.1%
• Equity multiple: 2.15×
• Total profit: $24,183
• Equity at exit: $11,183

10-year hold

• IRR: 34.8%
• Equity multiple: 4.00×
• Total profit: $63,051
• Equity at exit: $6,485

Cash invested: $21,000 (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 31088

• Rents YoY: 1.7%
• Active inventory: 295
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$393
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $598

Break-even live

Break-even rent $565

Max offer price $75,000

Occupancy floor 50%

Sensitivity live

Price	-10% $641	-5% $620	+0% $598	+5% $577	+10% $556
Rent	-10% $494	-5% $546	+0% $598	+5% $651	+10% $703
Rate	-1.0pp $636	-0.5pp $617	base $598	+0.5pp $579	+1.0pp $559

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	45d	1	0.15mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	45d	1	0.19mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	23d	1	0.35mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	45d	1	0.35mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	23d	1	0.43mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	15d	2	0.49mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	23d	1	0.50mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	23d	1	0.52mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	45d	1	0.66mi
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	45d	1	0.67mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	45d	1	0.81mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	45d	1	0.82mi
108 Corinth St Warner Robins, GA	3.0	1.0	1200	$1,400	$1.17	45d	1	0.92mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	45d	1	1.06mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	45d	6	1.07mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	15d	8	1.07mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	45d	1	1.16mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	23d	1	1.16mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	45d	1	1.16mi
311 2nd St Warner Robins, GA	2.0	1.0	1000	$1,100	$1.10	23d	1	1.21mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	15d	15	1.22mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	45d	1	1.27mi
107 Virginia Dare Dr Warner Robins, GA	2.0	1.0	744	$1,150	$1.55	23d	1	1.27mi
107 Virginia Dare Dr Warner Robins, GA	2.0	1.0	744	$1,150	$1.55	45d	1	1.27mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	45d	1	1.29mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	45d	1	1.33mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	23d	1	1.33mi

Listing history 24 events

1. 2026-06-21
   days on market $75,000 Active 66 DOM
2. 2026-06-19
   days on market $75,000 Active 64 DOM
3. 2026-06-18
   days on market $75,000 Active 63 DOM
4. 2026-06-17
   days on market $75,000 Active 62 DOM
5. 2026-06-16
   days on market $75,000 Active 61 DOM
6. 2026-06-15
   days on market $75,000 Active 60 DOM
7. 2026-06-14
   days on market $75,000 Active 58 DOM
8. 2026-06-13
   days on market $75,000 Active 57 DOM
9. 2026-06-10
   days on market $75,000 Active 55 DOM
10. 2026-06-09
    days on market $75,000 Active 54 DOM
11. 2026-06-08
    days on market $75,000 Active 53 DOM
12. 2026-06-07
    days on market $75,000 Active 52 DOM
13. 2026-06-05
    days on market $75,000 Active 49 DOM
14. 2026-06-03
    days on market $75,000 Active 48 DOM
15. 2026-06-02
    days on market $75,000 Active 47 DOM
16. 2026-06-01
    days on market $75,000 Active 46 DOM
17. 2026-05-31
    days on market $75,000 Active 45 DOM
18. 2026-05-30
    days on market $75,000 Active 44 DOM
19. 2026-05-05
    status Back On Market 877-char remark

    Show marketing remark (877 chars)

    Great Investment Opportunity or Starter Home in the Heart of Warner Robins! Discover the potential at 908 Crestwood Terrace - a 3-bedroom, 1-bath home offering 1,178 sqft of living space on a quiet street in Houston County. This property is ideal for investors, DIY enthusiasts, or anyone looking to customize their next home. The home does need some work, but with a little vision and effort, it could truly shine. A large storage building in the backyard adds even more value and versatility - perfect for tools, hobbies, or extra storage space. Conveniently located near schools, shopping, and Robins Air Force Base, this property offers both location and long-term potential. Sold AS IS and subject to probate court approval. Seller will not accept offers below the appraised value - list price reflects current appraisal. This property does not currently have clear title.

20. 2025-06-03
    status Under Contract 877-char remark

    Show marketing remark (877 chars)

    Great Investment Opportunity or Starter Home in the Heart of Warner Robins! Discover the potential at 908 Crestwood Terrace - a 3-bedroom, 1-bath home offering 1,178 sqft of living space on a quiet street in Houston County. This property is ideal for investors, DIY enthusiasts, or anyone looking to customize their next home. The home does need some work, but with a little vision and effort, it could truly shine. A large storage building in the backyard adds even more value and versatility - perfect for tools, hobbies, or extra storage space. Conveniently located near schools, shopping, and Robins Air Force Base, this property offers both location and long-term potential. Sold AS IS and subject to probate court approval. Seller will not accept offers below the appraised value - list price reflects current appraisal. This property does not currently have clear title.

21. 2025-05-13
    listed $75,000 New 877-char remark

    Show marketing remark (877 chars)

    Great Investment Opportunity or Starter Home in the Heart of Warner Robins! Discover the potential at 908 Crestwood Terrace - a 3-bedroom, 1-bath home offering 1,178 sqft of living space on a quiet street in Houston County. This property is ideal for investors, DIY enthusiasts, or anyone looking to customize their next home. The home does need some work, but with a little vision and effort, it could truly shine. A large storage building in the backyard adds even more value and versatility - perfect for tools, hobbies, or extra storage space. Conveniently located near schools, shopping, and Robins Air Force Base, this property offers both location and long-term potential. Sold AS IS and subject to probate court approval. Seller will not accept offers below the appraised value - list price reflects current appraisal. This property does not currently have clear title.

22. 2022-02-10
    soldstatus $24,000
23. 2009-09-21
    soldstatus $17,000
24. 2000-02-16
    soldstatus $52,000

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $690 · $58/mo
• Expected delta: +$429/yr (+$36/mo · 164.0%)

ⓘ 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 · 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: $15,868
• − Mortgage interest: −$4,201
• − Property taxes: −$261
• − Insurance: −$375
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,182
• Taxable income: $6,310
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $5,665/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

+44.2% since first listed

6 events — show timeline

• 2026-05-05 Relisted — GAMLS
• 2025-06-03 Pending — GAMLS
• 2025-05-13 Listed $75,000 GAMLS
• 2022-02-10 Sold (Public Records) $24,000 Public Records
• 2009-09-21 Sold (Public Records) $17,000 Public Records
• 2000-02-16 Sold (Public Records) $52,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $261 · +17.5% YoY. Source: county tax records.