610 Cherokee Dr · Warner Robins, GA 31093

$99,500

3 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.61 ac lot $88/sqft · 30% below area Est $142k · 30% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home, 3 Bedroom, 1 Bath brick home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice back yard, 1-car carport. Call agent, appointment only! Alarm is on! Property sold as is. New roof have quote of $7,500 Cannon Roofing.

Key facts

• New hvac
• Nice backyard
• New lvp flooring

Tags

• NEW LVP FLOORING
• HARDWOOD FLOORS
• NEW HVAC
• COVERED BACK PORCH
• NICE BACKYARD
• 1 CAR CARPORT

Property features AI

Finance

• Other: Lot is level and private; Approximately 0.61 acre lot
• HOA & community: No HOA

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single family residence; House; Resale property
• Construction: Brick construction; Composition roof; Built in 1955
• Exterior features: Porch (screened)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: One-level layout; Solid surface kitchen counters; Crawl space foundation
• Laundry & utility: Laundry closet in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.4% 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: Westside Elementary School (math 19% / reading 14%, grade F, #968 of 1,228 statewide, top 79%, 556 students, 84% FRL); Northside Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 844 students, 84% FRL); Northside High School (math 5% / reading 21%, grade F, #331 of 424 statewide, top 78%, 1,959 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 20% at this address vs 44% district-wide (-25 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 (+2.8%/yr); 166 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $20k (17%) 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, 76% 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 $99,500

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. 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: 1.34% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.24%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $141,772
• List price: $99,500
• Delta: -29.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Cherokee Dr	0.00mi	3/1.0	1,130 (0%)	0mo	$108,000	$96	100
110 Briardale Ave	0.33mi	3/1.5	1,100 (-3%)	2mo	$148,000	$135	77
717 Bernard Dr	0.25mi	3/1.0	1,053 (-7%)	4mo	$154,900	$147	74
133 Briardale Ave	0.35mi	3/1.5	1,242 (+10%)	3mo	$162,000	$130	63
133 Briardale Ave Ave	0.35mi	3/1.5	1,242 (+10%)	3mo	$162,000	$130	63
106 Benton Ave	0.62mi	4/1.0 (+1)	1,110 (-2%)	1mo	$140,000	$126	62
87 Ravenwood Way	0.52mi	3/1.0	1,036 (-8%)	0mo	$134,900	$130	62
807 Green St	0.62mi	2/1.0 (-1)	1,104 (-2%)	8mo	$120,000	$109	56
110 Merlin St	0.63mi	3/1.5	1,025 (-9%)	1mo	$85,000	$83	52
115 Trinity Dr Dr	0.60mi	3/1.0	1,012 (-10%)	3mo	$90,000	$89	52
303 Cherokee Dr	0.55mi	2/1.0 (-1)	1,036 (-8%)	9mo	$127,500	$123	48
80 Ravenwood Way	0.56mi	3/1.0	962 (-15%)	4mo	$125,000	$130	46

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $10,541
• Equity at exit: $14,836

10-year hold

• IRR: 18.6%
• Equity multiple: 2.53×
• Total profit: $42,644
• Equity at exit: $8,603

Cash invested: $27,860 (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 31093

• Rents YoY: 2.8%
• Active inventory: 166
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$522
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $424

Break-even live

Break-even rent $796

Max offer price $99,500

Occupancy floor 63%

Sensitivity live

Price	-10% $480	-5% $452	+0% $424	+5% $395	+10% $367
Rent	-10% $318	-5% $371	+0% $424	+5% $476	+10% $529
Rate	-1.0pp $474	-0.5pp $449	base $424	+0.5pp $398	+1.0pp $372

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	44d	1	0.40mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	22d	1	0.40mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,250	$1.37	44d	1	0.52mi
111 Marilyn Dr Warner Robins, GA	3.0	1.0	912	$1,175	$1.29	22d	1	0.52mi
319 Orchard Ln Warner Robins, GA	3.0	1.0	950	$1,400	$1.47	44d	1	0.66mi
210 Woodcrest Cir Warner Robins, GA	2.0	2.0	823	$1,250	$1.52	44d	1	0.66mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,070	$1.02	44d	6	0.71mi
1436 Watson Blvd Warner Robins, GA	2.0	1.5	1044	$1,042	$1.00	14d	8	0.71mi
318 Bruce St Warner Robins, GA	3.0	1.0	960	$1,150	$1.20	44d	1	0.73mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	44d	1	0.82mi
313 Westcliff Center St Warner Robins, GA	2.0	2.0	1241	$1,300	$1.05	22d	1	0.82mi
342 Orchard Way Warner Robins, GA	3.0	2.0	1186	$1,349	$1.14	44d	1	0.91mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	44d	1	0.95mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	22d	1	0.96mi
607 McArthur Blvd Warner Robins, GA	2.0	1.0	804	$1,250	$1.55	44d	1	0.96mi
125 Orchard Pass Warner Robins, GA	3.0	2.0	1165	$1,395	$1.20	44d	1	0.96mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	22d	1	1.02mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	22d	1	1.05mi
600 Arizona Ave Warner Robins, GA	1.0–3.0	1.0–1.5	912	$1,100	$1.21	14d	29	1.06mi
1005 Elberta Rd Warner Robins, GA	1.0–2.0	1.0	620	$1,045	$1.68	44d	19	1.09mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	44d	1	1.10mi
202 Wendan Way Warner Robins, GA	4.0	1.0	1036	$1,075	$1.04	14d	1	1.15mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	14d	2	1.18mi
100 Wrights Mill Cir Warner Robins, GA	2.0	2.0	1118	$1,475	$1.32	44d	1	1.20mi
115 Arnold Blvd Warner Robins, GA	3.0	2.0	1037	$1,300	$1.25	44d	1	1.24mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	44d	1	1.28mi
316 Oklahoma Ave Warner Robins, GA	3.0	1.5	1196	$1,200	$1.00	22d	1	1.28mi
314 McArthur Blvd Warner Robins, GA	3.0	1.0	1100	$1,400	$1.27	44d	1	1.28mi
302 Hawaii Ave Unit C Warner Robins, GA	2.0	1.0	981	$1,200	$1.22	14d	1	1.32mi
302 Hawaii Ave Unit D Warner Robins, GA	3.0	2.0	1190	$1,500	$1.26	14d	1	1.32mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	44d	1	1.37mi
613 Greenbriar Rd Warner Robins, GA	1.0–2.0	1.0	712	$925	$1.30	14d	7	1.38mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	44d	1	1.44mi
122 Briarwood Dr Warner Robins, GA	4.0	2.0	1218	$1,195	$0.98	22d	1	1.46mi
124 Briarwood Dr Warner Robins, GA	3.0	2.0	1134	$1,500	$1.32	44d	1	1.48mi

Listing history 13 events

1. 2026-05-13
   status Under Contract 221-char remark

   Show marketing remark (265 chars)

   Great starter home, 3 Bedroom, 1 Bath brick home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice back yard, 1-car carport. Call agent, appointment only! Alarm is on! Property sold as is. New roof have quote of $7,500 Cannon Roofing.

2. 2026-05-13
   historical Active Under Contract 265-char remark

   Show marketing remark (265 chars)

   Great starter home, 3 Bedroom, 1 Bath brick home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice back yard, 1-car carport. Call agent, appointment only! Alarm is on! Property sold as is. New roof have quote of $7,500 Cannon Roofing.

3. 2026-05-12
   status Price Change 221-char remark

   Show marketing remark (265 chars)

   Great starter home, 3 Bedroom, 1 Bath brick home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice back yard, 1-car carport. Call agent, appointment only! Alarm is on! Property sold as is. New roof have quote of $7,500 Cannon Roofing.

4. 2026-05-12
   price $99,500 221-char remark

   Show marketing remark (265 chars)

   Great starter home, 3 Bedroom, 1 Bath brick home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice back yard, 1-car carport. Call agent, appointment only! Alarm is on! Property sold as is. New roof have quote of $7,500 Cannon Roofing.

5. 2026-05-12
   status Active 265-char remark

   Show marketing remark (265 chars)

   Great starter home, 3 Bedroom, 1 Bath brick home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice back yard, 1-car carport. Call agent, appointment only! Alarm is on! Property sold as is. New roof have quote of $7,500 Cannon Roofing.

6. 2026-05-12
   price $99,500 265-char remark

   Show marketing remark (265 chars)

   Great starter home, 3 Bedroom, 1 Bath brick home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice back yard, 1-car carport. Call agent, appointment only! Alarm is on! Property sold as is. New roof have quote of $7,500 Cannon Roofing.

7. 2026-05-04
   historical Active Under Contract 265-char remark

   Show marketing remark (265 chars)

   Great starter home, 3 Bedroom, 1 Bath brick home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice back yard, 1-car carport. Call agent, appointment only! Alarm is on! Property sold as is. New roof have quote of $7,500 Cannon Roofing.

8. 2026-05-04
   status Under Contract 221-char remark

   Show marketing remark (265 chars)

   Great starter home, 3 Bedroom, 1 Bath brick home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice back yard, 1-car carport. Call agent, appointment only! Alarm is on! Property sold as is. New roof have quote of $7,500 Cannon Roofing.

9. 2026-05-01
   listed $119,500 New 221-char remark

   Show marketing remark (221 chars)

   Great starter home, 3 bedroom, 1 bath home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice backyard, 1 car carport. Property sold As Is. Needs new roof have quote of $7,500 Cannon Roofing.

10. 2026-05-01
    listed $119,500 Active 265-char remark

    Show marketing remark (221 chars)

    Great starter home, 3 bedroom, 1 bath home. Some new LVP flooring, hardwood floors, new HVAC 2022, covered back porch, nice backyard, 1 car carport. Property sold As Is. Needs new roof have quote of $7,500 Cannon Roofing.

11. 2020-05-12
    soldstatus $46,000
12. 2020-05-08
    soldstatus $46,000
13. 2019-06-03
    listed $58,000

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$133/yr (+$11/mo · 17.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $15,979
• − Mortgage interest: −$5,574
• − Property taxes: −$783
• − Insurance: −$498
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,895
• Taxable income: $3,675
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $4,200/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): 26,872
• Household income: $45,991
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1516.0

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 0.64)
• Race & ethnicity: Black 47% White 35% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -130.35%
• Current HPI: 222.1627
• Rent YoY: ▲ 2.78%
• 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

+86.2% since first listed

17 events — show timeline

• 2026-06-12 Sold (MLS) $108,000 GAMLS
• 2026-06-12 Sold (MLS) $108,000 CGMLS
• 2026-06-12 Sold (MLS) $108,000 MGMLS
• 2026-05-13 Pending — GAMLS
• 2026-05-13 Contingent — MGMLS
• 2026-05-12 Relisted — GAMLS
• 2026-05-12 Price Changed $99,500 GAMLS
• 2026-05-12 Relisted — MGMLS
• 2026-05-12 Price Changed $99,500 MGMLS
• 2026-05-04 Contingent — MGMLS
• 2026-05-04 Pending — GAMLS
• 2026-05-01 Listed $119,500 GAMLS
• 2026-05-01 Listed $99,500 CGMLS
• 2026-05-01 Listed $119,500 MGMLS
• 2020-05-12 Sold (Public Records) $46,000 Public Records
• 2020-05-08 Sold (MLS) $46,000 CGMLS
• 2019-06-03 Listed $58,000 CGMLS

Property tax history

+8.5%/yr

Latest (2025): $783 · +11.3% YoY. Source: county tax records.