111 Benton Ave · Warner Robins, GA 31088

$139,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 11 Days on market

Built 1955 0.32 ac lot Est $124k · 12% over

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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 +19.2/30.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Today, I'm bringing you beauty, quality, and value--all at a fabulous price! Situated on a 0.30-acre lot, this all-brick home offers the perfect blend of charm, durability, and modern updates. Step inside and be amazed by the freshly refinished hardwood floors, updated lighting, brand new stainless-steel appliances, and spacious bedrooms. Fresh paint throughout gives the home a clean, modern feel, while the inviting front porch is ready for your favorite chairs and relaxing summer evenings. Step out the back door onto a covered deck overlooking a private backyard, creating the perfect space for entertaining, grilling, or simply unwinding after a long day. Whether you're searching for your next home or a smart investment opportunity, this property is one you won't want to miss. Owned by a licensed Georgia Realtor who knows how to make a deal happen.

Key facts

• Covered deck
• 0.30-acre lot
• Inviting front porch

Tags

• 0.30-ACRE LOT
• ALL-BRICK HOME
• UPDATED LIGHTING
• INVITING FRONT PORCH
• COVERED DECK
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Agent-owned listing
• HOA & community: No homeowners association

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-family residence (house); Resale property; Built in 1955
• Construction: Brick construction; Composition roof
• Exterior features: City lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level layout; Above-grade and finished living area plus a finished lower level
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $128k (8.3% below list).
• Recommended offer: $128k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Miller Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 538 students, 84% FRL); Warner Robins Middle School (math 25% / reading 37%, grade F, #237 of 470 statewide, top 51%, 813 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 22% at this address vs 44% district-wide (-22 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $967 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago 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 $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $128,233 (8.3% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $124,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 S Pleasant Hill Rd	0.43mi	3/1.0	984 (-0%)	1mo	$50,000	$51	79
115 Trinity Dr Dr	0.34mi	3/1.0	1,012 (+2%)	3mo	$90,000	$89	78
106 Benton Ave	0.05mi	4/1.0 (+1)	1,110 (+12%)	1mo	$140,000	$126	71
601 Paul St	0.51mi	3/1.0	965 (-2%)	4mo	$55,000	$57	69
106 Eleanor Cir	0.48mi	3/2.0	1,025 (+4%)	8mo	$123,000	$120	60
214 Kingsbury Cir	0.34mi	3/1.0	845 (-14%)	2mo	$124,000	$147	58
98 Peachtree Pl	0.64mi	3/2.0	1,053 (+7%)	6mo	$150,000	$142	50
113 Vernon Dr	0.55mi	4/2.0 (+1)	1,088 (+10%)	0mo	$135,000	$124	48
212 Orchard Way	0.71mi	3/2.0	1,064 (+8%)	3mo	$140,000	$132	47
610 Cherokee Dr	0.62mi	3/1.0	1,130 (+14%)	0mo	$108,000	$96	47
724 Mcarthur Blvd	0.74mi	3/1.0	888 (-10%)	4mo	$115,000	$130	46
607 Cornelia Dr	0.73mi	3/2.0	1,105 (+12%)	1mo	$170,000	$154	41

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-14,721
• Equity at exit: $20,860

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,295
• Equity at exit: $12,096

Cash invested: $39,172 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$734
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $152

Break-even live

Break-even rent $1,090

Max offer price $139,900

Occupancy floor 83%

Sensitivity live

Price	-10% $231	-5% $192	+0% $152	+5% $113	+10% $73
Rent	-10% $51	-5% $101	+0% $152	+5% $203	+10% $253
Rate	-1.0pp $223	-0.5pp $188	base $152	+0.5pp $116	+1.0pp $79

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	45d	1	0.30mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	22d	1	0.48mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	22d	1	0.52mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	15d	8	0.63mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	45d	6	0.63mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	15d	2	0.69mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	45d	1	0.75mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	45d	1	0.86mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	22d	1	0.98mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	45d	1	1.01mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	22d	1	1.01mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	45d	1	1.16mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	22d	1	1.16mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	45d	1	1.17mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	45d	1	1.21mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	45d	1	1.21mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	45d	1	1.24mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	45d	1	1.34mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	15d	1	1.37mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	45d	1	1.39mi

Listing history 16 events

1. 2026-06-10
   status $139,900 Under Contract 11 DOM
2. 2026-06-09
   days on market $139,900 New 11 DOM
3. 2026-06-08
   days on market $139,900 New 10 DOM
4. 2026-06-07
   days on market $139,900 New 9 DOM
5. 2026-06-05
   days on market $139,900 New 6 DOM
6. 2026-06-03
   days on market $139,900 New 5 DOM
7. 2026-06-02
   days on market $139,900 New 4 DOM
8. 2026-06-01
   days on market $139,900 New 3 DOM
9. 2026-05-31
   days on market $139,900 New 2 DOM
10. 2026-05-29
    listed $139,900 Active 860-char remark

    Show marketing remark (865 chars)

    Today, I'm bringing you beauty, quality, and value—all at a fabulous price! Situated on a 0.30-acre lot, this all-brick home offers the perfect blend of charm, durability, and modern updates. Step inside and be amazed by the freshly refinished hardwood floors, updated lighting, brand new stainless-steel appliances, and spacious bedrooms. Fresh paint throughout gives the home a clean, modern feel, while the inviting front porch is ready for your favorite chairs and relaxing summer evenings. Step out the back door onto a covered deck overlooking a private backyard, creating the perfect space for entertaining, grilling, or simply unwinding after a long day. Whether you're searching for your next home or a smart investment opportunity, this property is one you won't want to miss. Owned by a licensed Georgia Realtor who knows how to make a deal happen.

11. 2026-05-29
    listed $139,900 Active 865-char remark

    Show marketing remark (865 chars)

    Today, I'm bringing you beauty, quality, and value—all at a fabulous price! Situated on a 0.30-acre lot, this all-brick home offers the perfect blend of charm, durability, and modern updates. Step inside and be amazed by the freshly refinished hardwood floors, updated lighting, brand new stainless-steel appliances, and spacious bedrooms. Fresh paint throughout gives the home a clean, modern feel, while the inviting front porch is ready for your favorite chairs and relaxing summer evenings. Step out the back door onto a covered deck overlooking a private backyard, creating the perfect space for entertaining, grilling, or simply unwinding after a long day. Whether you're searching for your next home or a smart investment opportunity, this property is one you won't want to miss. Owned by a licensed Georgia Realtor who knows how to make a deal happen.

12. 2026-05-27
    listed $139,900 New
13. 2026-04-30
    soldstatus $80,000
14. 2021-08-23
    soldstatus $81,000
15. 2018-09-21
    soldstatus $40,000
16. 2018-09-05
    listed $45,000

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$459/yr (+$38/mo · 55.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 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: $15,388
• − Mortgage interest: −$7,837
• − Property taxes: −$828
• − Insurance: −$700
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$4,070
• Taxable loss: −$508
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,947/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

+210.9% since first listed

7 events — show timeline

• 2026-05-29 Listed $139,900 CGMLS
• 2026-05-29 Listed $139,900 MGMLS
• 2026-05-27 Listed $139,900 GAMLS
• 2026-04-30 Sold (Public Records) $80,000 Public Records
• 2021-08-23 Sold (Public Records) $81,000 Public Records
• 2018-09-21 Sold (MLS) $40,000 CGMLS
• 2018-09-05 Listed $45,000 CGMLS

Property tax history

+8.2%/yr

Latest (2025): $828 · +11.1% YoY. Source: county tax records.