109 Lady Ln · Warner Robins, GA 31088

$465,000

5 bd · 3.0 ba · 2,854 sqft · SingleFamily public records · 44 Days on market

Built 2024 0.45 ac lot $163/sqft · at area comps Est $454k · at est. $44/mo HOA · 1% of rent

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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 +14.0/30.0
• ARV discount +6.4/15.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• 1% rule +3.3/10.0
• 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

Location, Location on this Stunning two-story home perfectly positioned on a desirable corner lot featuring an open-concept floor plan designed for both everyday living and entertaining! The spacious layout includes a formal dining room and an impressive kitchen complete with white cabinetry, quartz countertops, large island, coffee bar cabinet, gas stove, built-in oven and microwave, vented hood, pantry, and stylish backsplash. The inviting great room fireplace creates the perfect gathering space, while LVP flooring throughout the main living areas adds both beauty and durability. Bedrooms offer cozy carpet for added comfort. Step outside to the incredible game day porch featuring its own fireplace overlooking the large fenced backyard -- ideal for entertaining year-round. Additional highlights include a side-entry garage tucked off the side street and a prime location close to shopping, banking, restaurants, and schools. This home truly offers the perfect blend of style, comfort, and convenience!

Key facts

• Quartz countertops
• Formal dining room
• Corner lot

Tags

• CORNER LOT
• OPEN-CONCEPT FLOOR PLAN
• FORMAL DINING ROOM
• IMPRESSIVE KITCHEN
• WHITE CABINETRY
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Subdivision: Knob Hill
• HOA & community: Homeowners association with an annual fee of $525 (about $43.75/month)

Exterior

• Parking: Detached garage with 2 covered spaces (2 total parking spaces); Garage door opener
• Utilities: Public water; Public sewer; Cable connected; Underground utilities
• Home design: Residential single-family home
• Construction: Fiber cement exterior; Slab foundation
• Exterior features: Covered patio/porch; Privacy fencing

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Oven; Garbage disposal
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Soaking tub; Ceiling fans; Storage space; Double-pane windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $63 ($755/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 $384k (17.3% below list).
• Recommended offer: $384k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: David A. Perdue Primary (713 students, 51% FRL); Feagin Mill Middle School (math 54% / reading 64%, grade B, #45 of 470 statewide, top 10%, 899 students, 41% FRL); Houston County High School (math 37% / reading 45%, grade F, #53 of 424 statewide, top 12%, 2,065 students, 36% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 295 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $3,843/mo this rent would consume 56% of the median local household income ($83k/yr) (locally 1668% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 44 days — a 3% lower offer ($451k) 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.

Recommended offer $384,339 (17.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.83% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $454,391
• List price: $465,000
• Delta: 2.33%
• 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
426 Bellla Notte Cir	0.08mi	5/3.0	2,864 (+0%)	8mo	$436,900	$153	90
426 Bella Notte Cir Unit 17A	0.08mi	5/3.0	2,864 (+0%)	8mo	$436,900	$153	90
502 Bella Notte Cir	0.04mi	5/3.0	3,158 (+11%)	2mo	$491,900	$156	78
502 Bella Notte Cir Unit 15A	0.04mi	5/3.0	3,158 (+11%)	2mo	$491,900	$156	78
418 Bella Notte Cir	0.12mi	4/3.5 (-1)	3,033 (+6%)	5mo	$494,900	$163	72
418 Bella Notte Cir Unit 21A	0.12mi	4/3.5 (-1)	3,033 (+6%)	6mo	$494,400	$163	72
405 Bella Notte Cir	0.10mi	4/3.5 (-1)	3,042 (+7%)	9mo	$490,600	$161	70
405 Bella Notte Cir Unit 3D	0.10mi	4/3.5 (-1)	3,042 (+7%)	9mo	$490,600	$161	70
202 Bella Notte Cir	0.11mi	4/2.5 (-1)	2,599 (-9%)	10mo	$434,900	$167	64
105 Mayberry Ln Lot 10 MB	0.37mi	5/3.0	2,622 (-8%)	7mo	$360,000	$137	63
102 Meadow Ct	0.50mi	4/2.0 (-1)	2,973 (+4%)	3mo	$319,500	$107	58
112 Verandah Ct	0.72mi	6/3.0 (+1)	3,110 (+9%)	7mo	$375,000	$121	40

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-76,508
• Equity at exit: $69,333

10-year hold

• IRR: -11.1%
• Equity multiple: 0.37×
• Total profit: $-82,105
• Equity at exit: $40,205

Cash invested: $130,200 (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: 10.1×

Monthly cashflow live

• Estimated rent: $3,843 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$194
• HOA: −$44
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $63

Break-even live

Break-even rent $3,764

Max offer price $465,000

Occupancy floor 93%

Sensitivity live

Price	-10% $326	-5% $195	+0% $63	+5% $-69	+10% $-200
Rent	-10% $-241	-5% $-89	+0% $63	+5% $215	+10% $367
Rate	-1.0pp $297	-0.5pp $181	base $63	+0.5pp $-58	+1.0pp $-180

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Raleigh Dr Warner Robins, GA	4.0	3.0	1984	$4,995	$2.52	23d	1	0.53mi
309 Raleigh Dr Warner Robins, GA	4.0	2.5	1984	$4,995	$2.52	45d	1	0.53mi
201 Deven Ct Warner Robins, GA	5.0	3.0	2730	$2,550	$0.93	45d	1	1.14mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: gas

Listing history 20 events

1. 2026-06-21
   days on market $465,000 Active 44 DOM
2. 2026-06-19
   days on market $465,000 Active 42 DOM
3. 2026-06-18
   days on market $465,000 Active 41 DOM
4. 2026-06-17
   days on market $465,000 Active 40 DOM
5. 2026-06-16
   days on market $465,000 Active 39 DOM
6. 2026-06-15
   days on market $465,000 Active 38 DOM
7. 2026-06-14
   days on market $465,000 Active 36 DOM
8. 2026-06-13
   days on market $465,000 Active 35 DOM
9. 2026-06-10
   days on market $465,000 Active 33 DOM
10. 2026-06-09
    days on market $465,000 Active 32 DOM
11. 2026-06-08
    days on market $465,000 Active 31 DOM
12. 2026-06-07
    days on market $465,000 Active 30 DOM
13. 2026-06-05
    days on market $465,000 Active 27 DOM
14. 2026-06-03
    days on market $465,000 Active 26 DOM
15. 2026-06-02
    days on market $465,000 Active 25 DOM
16. 2026-06-01
    days on market $465,000 Active 24 DOM
17. 2026-05-31
    days on market $465,000 Active 23 DOM
18. 2026-05-30
    days on market $465,000 Active 22 DOM
19. 2026-05-08
    listed $465,000 Active 991-char remark
20. 2024-05-20
    soldstatus $431,600 Closed 1563-char remark

    Show marketing remark (1563 chars)

    A Hughston Community. Welcome to our Cannaberra B Floorplan. Stunning & Stylish with 2864 SF of Elegant Living Space. Our Exclusive Knob Hill Community is filled with Charm and Centrally located. Already Included Luxury Options such as Farmhouse Porch, Stone Wrapped Columns, Gourmet Kitchen, Oak Hardwood Flooring, Luxury Trim Package, Luxury Plumbing Package, Gameday Patio w/ Outdoor Fireplace & Side Entry Garage are sure to Impress. * * * Ask about or Included Home Automation * * * Absolutely Stunning Inside & Out! Natural Light galore in the Entry Foyer, Formal Dining w/ Tons of Detail, Spacious Great Room features Wood Burning Fireplace. Stunning Kitchen w/ Timeless Cabinetry, Gorgeous Quartz Countertops & Tiled Herringbone Backsplash. Our Gourmet Kitchen Package including Gas Cooktop, Stainless Vent Hood & Built-in Oven/Microwave. Huge Kitchen Island & Walk-in Pantry for additional Storage. Owner’s Entry Boasts Signature Drop Zone, ideal Family Catch All. 5th Bedroom & Full Bath Conveniently located on Main Level. Upstairs features a Generously Sized Owner’s Suite. Owner’s Bath w/ Garden Tub, Tiled Shower & Huge Walk-in Closet. Additional Bedrooms offer tons of Closet Space. Laundry & Hall Bath just steps away from Bedrooms. Oak Hardwood Flooring throughout Main Living Areas, Upgraded Trim & Gourmet Kitchen give this home a High-End Feel. 2 Car Garage, 12x16 Gameday Patio w/ Fireplace create an Outdoor Oasis. You will not want to Miss This Opportunity!

ⓘ 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: $3,565 · $297/mo
• Projected year-2 tax: $4,278 · $356/mo
• Expected delta: +$713/yr (+$59/mo · 20.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $46,121
• − Mortgage interest: −$26,047
• − Property taxes: −$3,565
• − Insurance: −$2,325
• − Repairs & maintenance: −$3,690
• − Management: −$3,690
• − HOA: −$528
• − Depreciation: −$13,527
• Taxable loss: −$7,251
• Est. tax savings @ 24.0%: +$1,740
• After-tax cash flow: $2,495/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

+7.7% since first listed

3 events — show timeline

• 2026-05-28 Listed $465,000 MGMLS
• 2026-05-08 Listed $465,000 CGMLS
• 2024-05-20 Sold (MLS) $431,600 CGMLS

Property tax history

+88.4%/yr

Latest (2025): $3,565 · +634.6% YoY. Source: county tax records.