606 Samantha Brooke Way · Warner Robins, GA 31005

$350,000

5 bd · 3.0 ba · 2,496 sqft · SingleFamily public records · 86 Days on market

Built 2021 9,147 sqft lot Est $389k · 10% under $27/mo HOA · 1% of rent

---

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).

• ARV discount +12.1/15.0
• Cash flow +11.4/30.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home is an incredible opportunity, listed BELOW APPRAISED VALUE for immediate equity. Gently lived in for only a few months, it still feels like new construction with modern finishes and pristine condition throughout. Nestled in a quiet, desirable neighborhood, this property offers both comfort and convenience. Ideally located just minutes from Robins Air Force Base, as well as shopping, dining, and highly regarded schools, it provides the perfect balance of peaceful living and accessibility. Don’t miss your chance to own a like-new home in a fantastic area at an exceptional value.

Key facts

• Near schools
• Near shopping
• 9,147 sq ft lot

Tags

• NEAR SHOPPING
• NEAR SCHOOLS

Property features AI

Finance

• Other: Property is listed As Is; Listing terms include Cash, Conventional, FHA, and VA
• HOA & community: Homeowners association with a $320 monthly fee that includes grounds maintenance; Subdivision: Harley Farms

Exterior

• Parking: Attached garage with garage door opener
• Utilities: Public water; Public sewer; Sewer connected; Electricity available; Underground utilities; Cable available; Phone available; Water available
• Home design: Single family residence; House with two levels; Resale condition
• Construction: Built in 2021; Brick construction; Composition roof
• Exterior features: Patio; Privacy fencing; Steep slope lot

Interior

• Kitchen: Breakfast area; Kitchen island; Pantry; Solid surface counters; Dishwasher; Microwave; Disposal
• Bedrooms: 5 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double vanity; High ceilings; Separate shower; Soaking tub; Tile bath; Tray ceilings; Entrance foyer; Walk-in closets; Factory-built fireplace in the family room
• Laundry & utility: Laundry on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (22.7% below list).
• Recommended offer: $270k (22.7% below list) — sets the bar for 1% rule.

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: Bonaire Primary School (624 students, 29% FRL); Bonaire Middle School (math 67% / reading 68%, grade A-, #21 of 470 statewide, top 4%, 1,140 students, 32% FRL); Veterans High School (math 33% / reading 32%, grade F, #104 of 424 statewide, top 25%, 1,914 students, 30% FRL) — zoned schools average 30% FRL vs 46% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 239 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 86 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 4y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $270,470 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $389,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Samantha Brooke Way	0.00mi	5/3.0	2,496 (0%)	0mo	$357,000	$143	100
519 Foster Sydney Ct Lot 49	0.48mi	5/4.0	2,551 (+2%)	2mo	$357,674	$140	68
130 Maisie Way	0.41mi	4/2.5 (-1)	2,406 (-4%)	0mo	$407,500	$169	68
130 Maisie Way #201	0.41mi	4/2.5 (-1)	2,406 (-4%)	0mo	$407,500	$169	68
716 Lindsey Brooke Trce	0.07mi	5/4.0	2,866 (+15%)	1mo	$409,990	$143	67
117 Maisie Way	0.41mi	4/2.5 (-1)	2,599 (+4%)	1mo	$404,900	$156	66
117 Maisie Way #232	0.41mi	4/2.5 (-1)	2,599 (+4%)	1mo	$404,900	$156	66
817 Brittany Nichole Ct Lot 137	0.45mi	4/2.5 (-1)	2,286 (-8%)	0mo	$362,511	$159	58
507 Foster Sydney Ct	0.46mi	4/2.5 (-1)	2,297 (-8%)	1mo	$380,000	$165	57
817 Brittany Nichole Lot 137 Ct Lot 137	0.45mi	4/1.5 (-1)	2,286 (-8%)	0mo	$362,511	$159	54
218 Misty Valley Ln	0.59mi	5/2.5	2,226 (-11%)	1mo	$325,000	$146	52
503 Thurston St	0.43mi	4/3.0 (-1)	2,862 (+15%)	0mo	$395,000	$138	50

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: -17.2%
• Equity multiple: 0.38×
• Total profit: $-60,384
• Equity at exit: $52,186

10-year hold

• IRR: -6.8%
• Equity multiple: 0.54×
• Total profit: $-45,011
• Equity at exit: $30,262

Cash invested: $98,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,705 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$252 /mo · $3,018/yr
• Insurance: −$146
• HOA: −$27
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-123

Break-even live

Break-even rent $2,860

Max offer price $328,258

Occupancy floor 100%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Harley Farms Dr Bonaire, GA	5.0	3.0	2440	$2,550	$1.05	43d	1	0.11mi
805 Harley Farms Dr Bonaire, GA	5.0	3.0	2440	$2,550	$1.05	21d	1	0.11mi
234 Oakley Ct Bonaire, GA	5.0	4.0	3335	$3,000	$0.90	43d	1	0.35mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 45 events

1. 2026-04-30
   status Pending 609-char remark

   Show marketing remark (609 chars)

   This beautiful home is an incredible opportunity, listed BELOW APPRAISED VALUE for immediate equity. Gently lived in for only a few months, it still feels like new construction with modern finishes and pristine condition throughout. Nestled in a quiet, desirable neighborhood, this property offers both comfort and convenience. Ideally located just minutes from Robins Air Force Base, as well as shopping, dining, and highly regarded schools, it provides the perfect balance of peaceful living and accessibility. Don’t miss your chance to own a like-new home in a fantastic area at an exceptional value.

2. 2026-04-30
   status Under Contract

   Show marketing remark (609 chars)

   This beautiful home is an incredible opportunity, listed BELOW APPRAISED VALUE for immediate equity. Gently lived in for only a few months, it still feels like new construction with modern finishes and pristine condition throughout. Nestled in a quiet, desirable neighborhood, this property offers both comfort and convenience. Ideally located just minutes from Robins Air Force Base, as well as shopping, dining, and highly regarded schools, it provides the perfect balance of peaceful living and accessibility. Don’t miss your chance to own a like-new home in a fantastic area at an exceptional value.

3. 2026-04-29
   status Pending Offer Approval
4. 2026-02-24
   price $350,000

   Show marketing remark (609 chars)

   This beautiful home is an incredible opportunity, listed BELOW APPRAISED VALUE for immediate equity. Gently lived in for only a few months, it still feels like new construction with modern finishes and pristine condition throughout. Nestled in a quiet, desirable neighborhood, this property offers both comfort and convenience. Ideally located just minutes from Robins Air Force Base, as well as shopping, dining, and highly regarded schools, it provides the perfect balance of peaceful living and accessibility. Don’t miss your chance to own a like-new home in a fantastic area at an exceptional value.

5. 2026-02-24
   price $350,000 609-char remark

   Show marketing remark (609 chars)

   This beautiful home is an incredible opportunity, listed BELOW APPRAISED VALUE for immediate equity. Gently lived in for only a few months, it still feels like new construction with modern finishes and pristine condition throughout. Nestled in a quiet, desirable neighborhood, this property offers both comfort and convenience. Ideally located just minutes from Robins Air Force Base, as well as shopping, dining, and highly regarded schools, it provides the perfect balance of peaceful living and accessibility. Don’t miss your chance to own a like-new home in a fantastic area at an exceptional value.

6. 2026-02-02
   price $370,000
7. 2026-01-30
   listed $370,000 Active 609-char remark

   Show marketing remark (609 chars)

   This beautiful home is an incredible opportunity, listed BELOW APPRAISED VALUE for immediate equity. Gently lived in for only a few months, it still feels like new construction with modern finishes and pristine condition throughout. Nestled in a quiet, desirable neighborhood, this property offers both comfort and convenience. Ideally located just minutes from Robins Air Force Base, as well as shopping, dining, and highly regarded schools, it provides the perfect balance of peaceful living and accessibility. Don’t miss your chance to own a like-new home in a fantastic area at an exceptional value.

8. 2026-01-12
   listed $270,000 New
9. 2025-12-31
   historical
10. 2025-10-28
    price $359,000
11. 2025-10-28
    price $359,000
12. 2025-10-28
    price $359,000
13. 2025-08-12
    listed $369,000 New
14. 2025-07-31
    historical
15. 2025-05-27
    listed $369,000 New
16. 2025-05-17
    historical
17. 2025-04-01
    price $369,000
18. 2025-04-01
    price $369,000
19. 2025-01-31
    price $379,000
20. 2025-01-31
    price $379,000
21. 2025-01-31
    price $379,000
22. 2024-12-03
    listed $383,000 New
23. 2024-10-31
    historical
24. 2024-10-07
    price $383,000
25. 2024-10-07
    price $383,000
26. 2024-10-07
    price $383,000
27. 2024-06-06
    status Back On Market
28. 2024-05-08
    status Under Contract
29. 2024-04-01
    historical
30. 2024-04-01
    historical
31. 2024-03-24
    listed $385,000 New
32. 2024-02-27
    historical $2,525
33. 2023-11-27
    listed $385,000 Active
34. 2023-11-27
    listed $385,000 New
35. 2023-10-27
    price $2,525
36. 2023-10-11
    price $2,575
37. 2023-09-22
    listed $2,650
38. 2022-08-29
    soldstatus $329,900 Sold
39. 2022-08-29
    soldstatus $329,900
40. 2022-07-29
    status Under Contract
41. 2022-07-11
    price $329,900
42. 2022-07-08
    status Back On Market
43. 2022-06-28
    status Under Contract
44. 2022-05-26
    listed $322,900 New
45. 2022-05-26
    listed $329,900

ⓘ 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: $3,018 · $252/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$202/yr (+$17/mo · 6.7%)

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,456
• − Mortgage interest: −$19,605
• − Property taxes: −$3,018
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,597
• − Management: −$2,597
• − HOA: −$324
• − Depreciation: −$10,182
• Taxable loss: −$7,616
• Est. tax savings @ 24.0%: +$1,828
• After-tax cash flow: $351/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): 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

+8.4% since first listed

45 events — show timeline

• 2026-04-30 Pending — CGMLS
• 2026-04-30 Pending — GAMLS
• 2026-04-29 Pending — GAMLS
• 2026-02-24 Price Changed $350,000 GAMLS
• 2026-02-24 Price Changed $350,000 CGMLS
• 2026-02-02 Price Changed $370,000 GAMLS
• 2026-01-30 Listed $370,000 CGMLS
• 2026-01-12 Listed $270,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-28 Price Changed $359,000 CGMLS
• 2025-10-28 Price Changed $359,000 MGMLS
• 2025-10-28 Price Changed $359,000 GAMLS
• 2025-08-12 Listed $369,000 GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-05-27 Listed $369,000 GAMLS
• 2025-05-17 Listing Removed — GAMLS
• 2025-04-01 Price Changed $369,000 CGMLS
• 2025-04-01 Price Changed $369,000 GAMLS
• 2025-01-31 Price Changed $379,000 MGMLS
• 2025-01-31 Price Changed $379,000 CGMLS
• 2025-01-31 Price Changed $379,000 GAMLS
• 2024-12-03 Listed $383,000 GAMLS
• 2024-10-31 Listing Removed — GAMLS
• 2024-10-07 Price Changed $383,000 MGMLS
• 2024-10-07 Price Changed $383,000 CGMLS
• 2024-10-07 Price Changed $383,000 GAMLS
• 2024-06-06 Relisted — GAMLS
• 2024-05-08 Pending — GAMLS
• 2024-04-01 Listing Removed — GAMLS
• 2024-04-01 Listing Removed — FMLS
• 2024-03-24 Listed $385,000 GAMLS
• 2024-02-27 Rental Removed $2,525 CGMLS
• 2023-11-27 Listed $385,000 GAMLS
• 2023-11-27 Listed $385,000 FMLS
• 2023-10-27 Price Changed $2,525 CGMLS
• 2023-10-11 Price Changed $2,575 CGMLS
• 2023-09-22 Listed for Rent $2,650 CGMLS
• 2022-08-29 Sold (MLS) $329,900 CGMLS
• 2022-08-29 Sold (MLS) $329,900 GAMLS
• 2022-07-29 Pending — GAMLS
• 2022-07-11 Price Changed $329,900 GAMLS
• 2022-07-08 Relisted — GAMLS
• 2022-06-28 Pending — GAMLS
• 2022-05-26 Listed $329,900 CGMLS
• 2022-05-26 Listed $322,900 GAMLS

Property tax history

+109.4%/yr

Latest (2025): $3,018 · +2.2% YoY. Source: county tax records.