108 Madison Ave · Warner Robins, GA 31093

$133,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 114 Days on market

Built 1960 0.39 ac lot Est $124k · 7% over

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Why this score? — see what drove the C- 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• ARV discount +4.4/15.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

?? Affordable Home in Warner Robins – Great Location! ?? $135,000 | 3 Bedrooms | 1 Bathroom This charming and affordable home is a perfect starter home or investment opportunity! Recently refreshed with new flooring and fresh paint, it’s move-in ready with plenty of potential. ? Features include: 3 spacious bedrooms 1 full bathroom Carport for covered parking Outbuilding in the backyard – great for storage or a workshop Large lot with mature trees ?? Prime Location: Less than 1 mile to grocery stores & shopping Convenient to dining, schools, and everyday essentials Whether you’re looking to stop renting or add to your rental portfolio, this home checks all the boxes at an unbeatable price. ?? Schedule your showing today—this one won’t last long!

Key facts

• Outbuilding
• Fresh paint
• Great location

Tags

• GREAT LOCATION
• NEW FLOORING
• FRESH PAINT
• CARPORT
• OUTBUILDING
• LARGE LOT

Property features AI

Finance

• Other: Lot approximately 0.39 acres; Lot features: Other
• HOA & community: No HOA; No association fees

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Underground utilities; Water available
• Home design: Single family residence (house); Resale property; Located in Dogwood Park subdivision; Facing direction: not specified
• Construction: Built in 1960; Brick and vinyl siding construction; Composition roof; Foundation: not specified
• Exterior features: Composition roof; Brick and vinyl siding

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Heat pump cooling
• Interior features: Other interior features; One-level layout
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Westside Elementary School (math 19% / reading 14%, grade F, #968 of 1,228 statewide, top 79%, 556 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 20% at this address vs 44% district-wide (-25 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 35% 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 $920 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 114 days — a 9% lower offer ($121k) 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 $85k; list at $133k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $121,030 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.02% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $124,450
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Madison Ave	0.00mi	3/1.0	987 (+4%)	0mo	$129,000	$131	93
209 Knodishall Dr	0.32mi	2/2.0 (-1)	960 (+1%)	0mo	$80,000	$83	74
123 Fisher St	0.05mi	3/1.0	1,050 (+10%)	11mo	$128,000	$122	71
121 Hackamore Ln	0.66mi	2/2.0 (-1)	1,029 (+8%)	15mo	$157,000	$153	34
119 Hackamore Ln	0.66mi	2/2.0 (-1)	1,029 (+8%)	14mo	$140,001	$136	34
318 Somerset Dr	0.71mi	2/2.0 (-1)	1,083 (+14%)	4mo	$112,500	$104	31

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,888
• Equity at exit: $19,831

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $16,226
• Equity at exit: $11,499

Cash invested: $37,240 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$697
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $267

Break-even live

Break-even rent $1,021

Max offer price $133,000

Occupancy floor 75%

Sensitivity live

Price	-10% $342	-5% $305	+0% $267	+5% $229	+10% $192
Rent	-10% $160	-5% $213	+0% $267	+5% $321	+10% $374
Rate	-1.0pp $334	-0.5pp $301	base $267	+0.5pp $233	+1.0pp $198

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Holt Ave Unit 5 Warner Robins, GA	2.0	1.0	600	$750	$1.25	44d	1	0.61mi
100 Robins West Pkwy Warner Robins, GA	1.0–2.0	1.0–2.0	982	$1,347	$1.37	14d	7	0.78mi
108 Pershing Place Ct Warner Robins, GA	2.0	2.0	1120	$1,300	$1.16	44d	1	0.94mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	44d	1	0.98mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	44d	1	1.04mi
105 Arnold St Centerville, GA	2.0	1.5	1122	$1,295	$1.15	14d	1	1.09mi
214 Ridgewood Dr Centerville, GA	2.0	2.0	980	$1,050	$1.07	22d	1	1.20mi
1205 Leverett Rd Warner Robins, GA	2.0	2.0	1055	$1,125	$1.07	22d	1	1.23mi
320 Carl Vinson Pkwy Warner Robins, GA	2.0–3.0	2.0	1090	$1,225	$1.12	44d	1	1.25mi

Listing history 12 events

1. 2026-05-18
   status Pending 797-char remark

   Show marketing remark (797 chars)

   ?? Affordable Home in Warner Robins – Great Location! ?? $135,000 | 3 Bedrooms | 1 Bathroom This charming and affordable home is a perfect starter home or investment opportunity! Recently refreshed with new flooring and fresh paint, it’s move-in ready with plenty of potential. ? Features include: 3 spacious bedrooms 1 full bathroom Carport for covered parking Outbuilding in the backyard – great for storage or a workshop Large lot with mature trees ?? Prime Location: Less than 1 mile to grocery stores & shopping Convenient to dining, schools, and everyday essentials Whether you’re looking to stop renting or add to your rental portfolio, this home checks all the boxes at an unbeatable price. ?? Schedule your showing today—this one won’t last long!

2. 2026-04-29
   status Under Contract
3. 2026-04-14
   price $132,500 797-char remark

   Show marketing remark (797 chars)

   ?? Affordable Home in Warner Robins – Great Location! ?? $135,000 | 3 Bedrooms | 1 Bathroom This charming and affordable home is a perfect starter home or investment opportunity! Recently refreshed with new flooring and fresh paint, it’s move-in ready with plenty of potential. ? Features include: 3 spacious bedrooms 1 full bathroom Carport for covered parking Outbuilding in the backyard – great for storage or a workshop Large lot with mature trees ?? Prime Location: Less than 1 mile to grocery stores & shopping Convenient to dining, schools, and everyday essentials Whether you’re looking to stop renting or add to your rental portfolio, this home checks all the boxes at an unbeatable price. ?? Schedule your showing today—this one won’t last long!

4. 2026-03-17
   price $133,000 797-char remark

   Show marketing remark (797 chars)

   ?? Affordable Home in Warner Robins – Great Location! ?? $135,000 | 3 Bedrooms | 1 Bathroom This charming and affordable home is a perfect starter home or investment opportunity! Recently refreshed with new flooring and fresh paint, it’s move-in ready with plenty of potential. ? Features include: 3 spacious bedrooms 1 full bathroom Carport for covered parking Outbuilding in the backyard – great for storage or a workshop Large lot with mature trees ?? Prime Location: Less than 1 mile to grocery stores & shopping Convenient to dining, schools, and everyday essentials Whether you’re looking to stop renting or add to your rental portfolio, this home checks all the boxes at an unbeatable price. ?? Schedule your showing today—this one won’t last long!

5. 2026-03-17
   price $133,000

   Show marketing remark (797 chars)

   ?? Affordable Home in Warner Robins – Great Location! ?? $135,000 | 3 Bedrooms | 1 Bathroom This charming and affordable home is a perfect starter home or investment opportunity! Recently refreshed with new flooring and fresh paint, it’s move-in ready with plenty of potential. ? Features include: 3 spacious bedrooms 1 full bathroom Carport for covered parking Outbuilding in the backyard – great for storage or a workshop Large lot with mature trees ?? Prime Location: Less than 1 mile to grocery stores & shopping Convenient to dining, schools, and everyday essentials Whether you’re looking to stop renting or add to your rental portfolio, this home checks all the boxes at an unbeatable price. ?? Schedule your showing today—this one won’t last long!

6. 2026-01-20
   price $134,000 797-char remark

   Show marketing remark (797 chars)

   ?? Affordable Home in Warner Robins – Great Location! ?? $135,000 | 3 Bedrooms | 1 Bathroom This charming and affordable home is a perfect starter home or investment opportunity! Recently refreshed with new flooring and fresh paint, it’s move-in ready with plenty of potential. ? Features include: 3 spacious bedrooms 1 full bathroom Carport for covered parking Outbuilding in the backyard – great for storage or a workshop Large lot with mature trees ?? Prime Location: Less than 1 mile to grocery stores & shopping Convenient to dining, schools, and everyday essentials Whether you’re looking to stop renting or add to your rental portfolio, this home checks all the boxes at an unbeatable price. ?? Schedule your showing today—this one won’t last long!

7. 2026-01-20
   price $134,000

   Show marketing remark (797 chars)

   ?? Affordable Home in Warner Robins – Great Location! ?? $135,000 | 3 Bedrooms | 1 Bathroom This charming and affordable home is a perfect starter home or investment opportunity! Recently refreshed with new flooring and fresh paint, it’s move-in ready with plenty of potential. ? Features include: 3 spacious bedrooms 1 full bathroom Carport for covered parking Outbuilding in the backyard – great for storage or a workshop Large lot with mature trees ?? Prime Location: Less than 1 mile to grocery stores & shopping Convenient to dining, schools, and everyday essentials Whether you’re looking to stop renting or add to your rental portfolio, this home checks all the boxes at an unbeatable price. ?? Schedule your showing today—this one won’t last long!

8. 2025-12-19
   listed $135,000 Active 797-char remark

   Show marketing remark (797 chars)

   ?? Affordable Home in Warner Robins – Great Location! ?? $135,000 | 3 Bedrooms | 1 Bathroom This charming and affordable home is a perfect starter home or investment opportunity! Recently refreshed with new flooring and fresh paint, it’s move-in ready with plenty of potential. ? Features include: 3 spacious bedrooms 1 full bathroom Carport for covered parking Outbuilding in the backyard – great for storage or a workshop Large lot with mature trees ?? Prime Location: Less than 1 mile to grocery stores & shopping Convenient to dining, schools, and everyday essentials Whether you’re looking to stop renting or add to your rental portfolio, this home checks all the boxes at an unbeatable price. ?? Schedule your showing today—this one won’t last long!

9. 2025-12-19
   listed $135,000 New

   Show marketing remark (797 chars)

   ?? Affordable Home in Warner Robins – Great Location! ?? $135,000 | 3 Bedrooms | 1 Bathroom This charming and affordable home is a perfect starter home or investment opportunity! Recently refreshed with new flooring and fresh paint, it’s move-in ready with plenty of potential. ? Features include: 3 spacious bedrooms 1 full bathroom Carport for covered parking Outbuilding in the backyard – great for storage or a workshop Large lot with mature trees ?? Prime Location: Less than 1 mile to grocery stores & shopping Convenient to dining, schools, and everyday essentials Whether you’re looking to stop renting or add to your rental portfolio, this home checks all the boxes at an unbeatable price. ?? Schedule your showing today—this one won’t last long!

10. 2025-09-10
    soldstatus $85,000
11. 2004-11-23
    soldstatus $61,500
12. 1997-06-03
    soldstatus $48,750

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $1,224 · $102/mo
• Expected delta: +$577/yr (+$48/mo · 89.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,312
• − Mortgage interest: −$7,450
• − Property taxes: −$647
• − Insurance: −$665
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,869
• Taxable income: $1,071
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,948/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): 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

+171.8% since first listed

12 events — show timeline

• 2026-05-18 Pending — CGMLS
• 2026-04-29 Pending — GAMLS
• 2026-04-14 Price Changed $132,500 CGMLS
• 2026-03-17 Price Changed $133,000 CGMLS
• 2026-03-17 Price Changed $133,000 GAMLS
• 2026-01-20 Price Changed $134,000 CGMLS
• 2026-01-20 Price Changed $134,000 GAMLS
• 2025-12-19 Listed $135,000 GAMLS
• 2025-12-19 Listed $135,000 CGMLS
• 2025-09-10 Sold (Public Records) $85,000 Public Records
• 2004-11-23 Sold (Public Records) $61,500 Public Records
• 1997-06-03 Sold (Public Records) $48,750 Public Records

Property tax history

+3.9%/yr

Latest (2025): $647 · +52.7% YoY. Source: county tax records.