111 Brandonshire Ln · Warner Robins, GA 31005

$178,000

3 bd · 2.0 ba · 1,166 sqft · SingleFamily public records · 26 Days on market

Built 2001 9,147 sqft lot Est $178k · 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 +18.2/30.0
• ARV discount +7.6/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this completely updated modern farmhouse-inspired beauty in the heart of Bonaire! Perfectly located just minutes from shopping, grocery stores, dining, and convenient access to Robins Air Force Base, this stunning home combines style, comfort, and everyday convenience. The owners have poured incredible time, care, and attention to detail into every inch, creating a space that truly stands out. From the modern finishes and thoughtfully updated interiors to the warm farmhouse charm throughout, this home is move-in ready and designed to impress. If you've been searching for a home that looks straight out of a magazine while still feeling welcoming and functional, this is the one!

Key facts

• Move-in ready
• Convenient access
• Updated interiors

Tags

• MODERN FARMHOUSE
• UPDATED INTERIORS
• MOVE-IN READY
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Located in the Chadwick Place subdivision
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer (sewer connected); Electricity available; High-speed internet available
• Home design: Single-family residence (house); Resale property; Built in 2001
• Construction: Vinyl siding; Composition roof; Built in 2001
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave; Indoor grill; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One-level living; Foyer; Laundry area (laundry closet)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (9.2% below list).
• Recommended offer: $162k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Huntington Middle School (math 23% / reading 32%, grade F, #268 of 470 statewide, top 57%, 827 students, 84% FRL); Veterans High School (math 33% / reading 32%, grade F, #104 of 424 statewide, top 25%, 1,914 students, 30% FRL).
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 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 fast (+4.5%/yr); 239 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent is only 18% of the median local income ($110k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 26 days — a 2% lower offer ($175k) 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 $95k; list at $178k implies a 87% 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 $161,675 (9.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $178,398
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Wynfield Ln	0.10mi	3/2.0	1,218 (+4%)	4mo	$186,000	$153	85
210 Chadwyck Cir	0.20mi	3/2.0	1,213 (+4%)	8mo	$185,000	$153	77
127 Brandonshire Ln	0.09mi	3/2.0	1,261 (+8%)	6mo	$200,000	$159	77
313 Strawbridge Ln	0.16mi	3/2.0	1,234 (+6%)	10mo	$198,000	$160	74
305 Strawbridge Ln	0.12mi	3/2.0	1,279 (+10%)	7mo	$185,000	$145	72
302 Strawbridge Ln	0.11mi	3/2.0	1,279 (+10%)	8mo	$178,000	$139	72
121 Chadwyck Cir	0.23mi	3/2.0	1,264 (+8%)	4mo	$195,000	$154	71
111 Chadwyck Ln	0.32mi	3/2.0	1,259 (+8%)	1mo	$180,000	$143	71
109 Chadwyck Cir	0.30mi	3/2.0	1,242 (+6%)	10mo	$182,000	$147	66
109 Idlewood Ct	0.40mi	3/2.0	1,313 (+13%)	5mo	$178,000	$136	56
214 Eric Dr	0.73mi	3/2.0	1,252 (+7%)	1mo	$150,000	$120	52
100 Billington Ct	0.74mi	3/2.0	1,262 (+8%)	8mo	$225,000	$178	45

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-16,263
• Equity at exit: $26,540

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $9,360
• Equity at exit: $15,390

Cash invested: $49,840 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 239
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$933
• Tax from tax record: −$111 /mo · $1,333/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $159

Break-even live

Break-even rent $1,416

Max offer price $178,000

Occupancy floor 85%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Strawbridge Ln Bonaire, GA	3.0	2.0	1214	$1,600	$1.32	20d	1	0.05mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	43d	1	0.12mi
100 Strawbridge Ln Bonaire, GA	3.0	2.0	1248	$1,600	$1.28	20d	1	0.12mi
120 Chadwyck Cir Bonaire, GA	3.0	2.0	1266	$1,650	$1.30	20d	1	0.24mi
627 Maplewood Dr Bonaire, GA	3.0	2.0	1080	$975	$0.90	20d	1	0.28mi
614 Cedarwood Dr Bonaire, GA	3.0	1.0	902	$925	$1.03	20d	1	0.28mi
642 Maplewood Dr Bonaire, GA	3.0	2.0	1100	$1,400	$1.27	43d	1	0.34mi
615 Cedarwood Dr Unit 504 Bonaire, GA	2.0	1.0	704	$950	$1.35	43d	1	0.39mi
615 Cedarwood Dr Unit 611 Bonaire, GA	3.0	1.0	902	$1,095	$1.21	20d	1	0.39mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	13d	34	1.10mi
101 Webster Way Warner Robins, GA	3.0	2.0	1320	$1,650	$1.25	43d	1	1.15mi
116 Webster Way Warner Robins, GA	2.0	2.0	1320	$1,650	$1.25	43d	1	1.17mi
104 Melissa Ln Warner Robins, GA	3.0	2.0	1372	$1,675	$1.22	44d	1	1.37mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	20d	1	1.40mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	43d	1	1.44mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	20d	1	1.50mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	43d	1	1.50mi
91 Bass Rd Warner Robins, GA	1.0–3.0	1.0–2.5	1008	$2,199	$2.18	13d	11	1.50mi

Listing history 19 events

1. 2026-06-15
   status $178,000 Under Contract 26 DOM
2. 2026-06-15
   days on market $178,000 Active Under Contract 26 DOM
3. 2026-06-14
   days on market $178,000 Active Under Contract 24 DOM
4. 2026-06-13
   days on market $178,000 Active Under Contract 23 DOM
5. 2026-06-10
   days on market $178,000 Active Under Contract 21 DOM
6. 2026-06-09
   days on market $178,000 Active Under Contract 20 DOM
7. 2026-06-08
   days on market $178,000 Active Under Contract 19 DOM
8. 2026-06-07
   days on market $178,000 Active Under Contract 18 DOM
9. 2026-06-05
   days on market $178,000 Active Under Contract 15 DOM
10. 2026-06-03
    days on market $178,000 Active Under Contract 14 DOM
11. 2026-06-02
    days on market $178,000 Active Under Contract 13 DOM
12. 2026-06-01
    days on market $178,000 Active Under Contract 12 DOM
13. 2026-05-31
    days on market $178,000 Active Under Contract 11 DOM
14. 2026-05-30
    days on market $178,000 Active Under Contract 10 DOM
15. 2026-05-21
    listed $178,000 Active 701-char remark

    Show marketing remark (701 chars)

    Welcome home to this completely updated modern farmhouse-inspired beauty in the heart of Bonaire! Perfectly located just minutes from shopping, grocery stores, dining, and convenient access to Robins Air Force Base, this stunning home combines style, comfort, and everyday convenience. The owners have poured incredible time, care, and attention to detail into every inch, creating a space that truly stands out. From the modern finishes and thoughtfully updated interiors to the warm farmhouse charm throughout, this home is move-in ready and designed to impress. If you've been searching for a home that looks straight out of a magazine while still feeling welcoming and functional, this is the one!

16. 2026-05-20
    listed $178,000 Active 707-char remark

    Show marketing remark (707 chars)

    Welcome home to this completely updated modern farmhouse-inspired beauty in the heart of Bonaire! Perfectly located just minutes from shopping, grocery stores, dining, and convenient access to Robins Air Force Base, this stunning home combines style, comfort, and everyday convenience. The owners have poured incredible time, care, and attention to detail into every inch, creating a space that truly stands out. From the modern finishes and thoughtfully updated interiors to the warm farmhouse charm throughout, this home is move-in ready and designed to impress. If you’ve been searching for a home that looks straight out of a magazine while still feeling welcoming and functional, this is the one!

17. 2026-05-20
    listed $178,000 New

    Show marketing remark (707 chars)

    Welcome home to this completely updated modern farmhouse-inspired beauty in the heart of Bonaire! Perfectly located just minutes from shopping, grocery stores, dining, and convenient access to Robins Air Force Base, this stunning home combines style, comfort, and everyday convenience. The owners have poured incredible time, care, and attention to detail into every inch, creating a space that truly stands out. From the modern finishes and thoughtfully updated interiors to the warm farmhouse charm throughout, this home is move-in ready and designed to impress. If you’ve been searching for a home that looks straight out of a magazine while still feeling welcoming and functional, this is the one!

18. 2020-06-29
    soldstatus $95,000
19. 2001-07-05
    soldstatus $72,300

ⓘ 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: $1,333 · $111/mo
• Projected year-2 tax: $1,638 · $136/mo
• Expected delta: +$305/yr (+$25/mo · 22.9%)

ⓘ 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 8/10 Severe 80% 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: $19,401
• − Mortgage interest: −$9,971
• − Property taxes: −$1,333
• − Insurance: −$890
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$5,178
• Taxable loss: −$1,075
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $2,161/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): 22,063
• Household income: $110,461
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 212.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 11% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Salvadoran 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -43.85%
• Current HPI: 213.0605
• Rent YoY: ▲ 4.53%
• 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

+146.2% since first listed

5 events — show timeline

• 2026-05-21 Listed $178,000 MGMLS
• 2026-05-20 Listed $178,000 GAMLS
• 2026-05-20 Listed $178,000 CGMLS
• 2020-06-29 Sold (Public Records) $95,000 Public Records
• 2001-07-05 Sold (Public Records) $72,300 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,333 · +8.5% YoY. Source: county tax records.