108 Smith Pl · Warner Robins, GA 31088

$109,900

3 bd · 1.5 ba · 1,062 sqft · SingleFamily public records · 153 Days on market

Built 1955 10,018 sqft lot $103/sqft · 15% below area Est $122k · 10% under ↓ 3% since listing

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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 +27.3/30.0
• ARV discount +12.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• 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

Charming 3-bedroom, 1-bath home that’s been newly renovated and move-in ready! Enjoy fresh updates throughout along with a functional layout that feels comfortable and inviting. The fully fenced yard offers great space for pets, play, or outdoor entertaining. Conveniently located just minutes from Robins Air Force Base. A great opportunity for homeowners or investors—don’t miss this one! Seller prefers as is sale.

Key facts

• Outdoor entertaining
• Fully fenced yard
• Conveniently located

Tags

• FULLY FENCED YARD
• OUTDOOR ENTERTAINING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: schools D+, employment D+, crime 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.
• Market conditions: Rents rising (+1.7%/yr); 286 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $760 of loan paydown is wiped out by about $3k 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 153 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.24% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $122,007
• List price: $109,900
• Delta: -9.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Athens St	0.44mi	3/1.0	1,053 (-1%)	2mo	$137,000	$130	75
109 Smith Ct	0.03mi	3/1.5	1,204 (+13%)	7mo	$80,000	$66	71
109 Lee St	0.50mi	3/1.0	1,073 (+1%)	4mo	$110,000	$103	70
110 Lee St	0.52mi	3/2.0	1,087 (+2%)	2mo	$189,000	$174	68
304 Wall St	0.48mi	3/1.0	960 (-10%)	1mo	$115,000	$120	59
725 Katherine St	0.69mi	3/2.0	1,050 (-1%)	9mo	$156,000	$149	56
111 Grant St	0.39mi	3/2.0	1,214 (+14%)	2mo	$178,500	$147	55
735 Katherine St	0.74mi	3/2.0	1,053 (-1%)	12mo	$129,000	$123	52
134 Kirkwood Cir	0.72mi	3/1.0	1,070 (+1%)	14mo	$30,644	$29	52
117 Maxwell Dr	0.74mi	3/1.0	984 (-7%)	6mo	$83,750	$85	46
108 Lee St	0.53mi	3/1.0	1,196 (+13%)	9mo	$175,000	$146	45
141 Carriage Hill Dr	0.60mi	2/2.0 (-1)	1,146 (+8%)	10mo	$167,000	$146	43

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $679
• Equity at exit: $16,386

10-year hold

• IRR: 8.8%
• Equity multiple: 1.64×
• Total profit: $19,576
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $318

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 72%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	43d	1	0.30mi
108 Corinth St Warner Robins, GA	3.0	1.0	1200	$1,400	$1.17	43d	1	0.49mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	43d	1	0.57mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	0.57mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	21d	1	0.58mi
107 Virginia Dare Dr Warner Robins, GA	2.0	1.0	744	$1,150	$1.55	43d	1	0.68mi
107 Virginia Dare Dr Warner Robins, GA	2.0	1.0	744	$1,150	$1.55	21d	1	0.68mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	43d	1	0.85mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	43d	1	0.89mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	13d	15	0.89mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	43d	1	1.02mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	43d	1	1.17mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	21d	1	1.17mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	13d	2	1.21mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	21d	1	1.22mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	43d	1	1.23mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	1.23mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	43d	1	1.25mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	43d	1	1.30mi

Listing history 25 events

1. 2026-06-19
   days on market $109,900 Active 153 DOM
2. 2026-06-18
   days on market $109,900 Active 152 DOM
3. 2026-06-17
   days on market $109,900 Active 151 DOM
4. 2026-06-16
   days on market $109,900 Active 150 DOM
5. 2026-06-15
   days on market $109,900 Active 149 DOM
6. 2026-06-14
   days on market $109,900 Active 147 DOM
7. 2026-06-13
   days on market $109,900 Active 146 DOM
8. 2026-06-10
   days on market $109,900 Active 144 DOM
9. 2026-06-09
   days on market $109,900 Active 143 DOM
10. 2026-06-08
    days on market $109,900 Active 142 DOM
11. 2026-06-07
    days on market $109,900 Active 141 DOM
12. 2026-06-05
    pricedays on market $109,900 Active 138 DOM
13. 2026-06-03
    days on market $116,900 Active 137 DOM
14. 2026-06-02
    days on market $116,900 Active 136 DOM
15. 2026-06-01
    days on market $116,900 Active 135 DOM
16. 2026-05-31
    days on market $116,900 Active 134 DOM
17. 2026-05-30
    days on market $116,900 Active 133 DOM
18. 2026-04-24
    price $116,900 436-char remark

    Show marketing remark (436 chars)

    Charming 3-bedroom, 1-bath home that’s been newly renovated and move-in ready! Enjoy fresh updates throughout along with a functional layout that feels comfortable and inviting. The fully fenced yard offers great space for pets, play, or outdoor entertaining. Conveniently located just minutes from Robins Air Force Base. A great opportunity for homeowners or investors—don’t miss this one! Seller prefers as is sale.

19. 2026-04-23
    status Active 436-char remark

    Show marketing remark (436 chars)

    Charming 3-bedroom, 1-bath home that’s been newly renovated and move-in ready! Enjoy fresh updates throughout along with a functional layout that feels comfortable and inviting. The fully fenced yard offers great space for pets, play, or outdoor entertaining. Conveniently located just minutes from Robins Air Force Base. A great opportunity for homeowners or investors—don’t miss this one! Seller prefers as is sale.

20. 2026-04-17
    status Pending 436-char remark

    Show marketing remark (436 chars)

    Charming 3-bedroom, 1-bath home that’s been newly renovated and move-in ready! Enjoy fresh updates throughout along with a functional layout that feels comfortable and inviting. The fully fenced yard offers great space for pets, play, or outdoor entertaining. Conveniently located just minutes from Robins Air Force Base. A great opportunity for homeowners or investors—don’t miss this one! Seller prefers as is sale.

21. 2026-03-23
    status Active 436-char remark

    Show marketing remark (436 chars)

    Charming 3-bedroom, 1-bath home that’s been newly renovated and move-in ready! Enjoy fresh updates throughout along with a functional layout that feels comfortable and inviting. The fully fenced yard offers great space for pets, play, or outdoor entertaining. Conveniently located just minutes from Robins Air Force Base. A great opportunity for homeowners or investors—don’t miss this one! Seller prefers as is sale.

22. 2026-03-17
    status Pending 436-char remark

    Show marketing remark (436 chars)

    Charming 3-bedroom, 1-bath home that’s been newly renovated and move-in ready! Enjoy fresh updates throughout along with a functional layout that feels comfortable and inviting. The fully fenced yard offers great space for pets, play, or outdoor entertaining. Conveniently located just minutes from Robins Air Force Base. A great opportunity for homeowners or investors—don’t miss this one! Seller prefers as is sale.

23. 2026-03-07
    price $117,900 436-char remark

    Show marketing remark (436 chars)

    Charming 3-bedroom, 1-bath home that’s been newly renovated and move-in ready! Enjoy fresh updates throughout along with a functional layout that feels comfortable and inviting. The fully fenced yard offers great space for pets, play, or outdoor entertaining. Conveniently located just minutes from Robins Air Force Base. A great opportunity for homeowners or investors—don’t miss this one! Seller prefers as is sale.

24. 2026-02-09
    price $118,900 436-char remark

    Show marketing remark (436 chars)

    Charming 3-bedroom, 1-bath home that’s been newly renovated and move-in ready! Enjoy fresh updates throughout along with a functional layout that feels comfortable and inviting. The fully fenced yard offers great space for pets, play, or outdoor entertaining. Conveniently located just minutes from Robins Air Force Base. A great opportunity for homeowners or investors—don’t miss this one! Seller prefers as is sale.

25. 2026-01-05
    listed $120,000 Active 436-char remark

    Show marketing remark (436 chars)

    Charming 3-bedroom, 1-bath home that’s been newly renovated and move-in ready! Enjoy fresh updates throughout along with a functional layout that feels comfortable and inviting. The fully fenced yard offers great space for pets, play, or outdoor entertaining. Conveniently located just minutes from Robins Air Force Base. A great opportunity for homeowners or investors—don’t miss this one! Seller prefers as is sale.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6/10 Major 72% 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: $16,371
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,197
• Taxable income: $2,200
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $3,291/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

-2.6% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $116,900 CGMLS
• 2026-04-23 Relisted — CGMLS
• 2026-04-17 Pending — CGMLS
• 2026-03-23 Relisted — CGMLS
• 2026-03-17 Pending — CGMLS
• 2026-03-07 Price Changed $117,900 CGMLS
• 2026-02-09 Price Changed $118,900 CGMLS
• 2026-01-05 Listed $120,000 CGMLS