1101 Adirondac Way · Warner Robins, GA 31005

$299,900

4 bd · 2.0 ba · 1,885 sqft · SingleFamily public records · 77 Days on market

Built 2022 0.29 ac lot $159/sqft · at area comps Est $294k · at est. $10/mo HOA

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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 +11.7/30.0
• ARV discount +6.6/15.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• DSCR +3.4/10.0
• 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

Welcome home to this beautifully designed 4-bedroom, 2-bath home situated on a corner lot. This home features a split floor plan that provides privacy and comfort for everyone. Step inside to discover a bright, open-concept layout ideal for both everyday living and entertaining. The spacious living area is anchored by a cozy fireplace, creating a warm and inviting atmosphere. The seamless flow between the living room, dining area, and kitchen ensures gatherings are effortless and enjoyable. The kitchen is a true centerpiece, showcasing stunning granite countertops, a large center island, plenty of counter & cabinet space and dining area. The refrigerator, washer, and dryer remain with the property. The private primary suite offers a peaceful retreat, thoughtfully separated from the additional bedrooms. The en-suite bath provides a tiled shower, a relaxing soaker tub, granite countertops, double sink vanity and walk in closet. This home is move in ready.

Key facts

• Large center island
• Split floor plan
• Cozy fireplace

Tags

• CORNER LOT
• SPLIT FLOOR PLAN
• OPEN-CONCEPT LAYOUT
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• LARGE CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.2% below list).
• Recommended offer: $230k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.9% in Warner Robins — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+4.5%/yr); 239 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $9k 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 77 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,289 (23.2% 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 77 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: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (median comp): $293,860
• List price: $299,900
• Delta: 2.06%
• 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
1000 Adirondac Way	0.09mi	4/2.0	1,843 (-2%)	5mo	$305,000	$165	88
113 Amargosa Pl	0.12mi	3/2.0 (-1)	1,787 (-5%)	6mo	$298,000	$167	75
1406 Adirondac Way	0.17mi	4/2.0	1,774 (-6%)	10mo	$290,055	$164	74
1406 Adirondac Way	0.19mi	4/2.0	1,774 (-6%)	10mo	$290,055	$164	73
113 Sutter Butte Pl	0.14mi	4/3.0	1,754 (-7%)	7mo	$299,900	$171	72
103 Ike Ct	0.24mi	4/2.0	1,773 (-6%)	11mo	$284,855	$161	70
901 Adirondac Way	0.14mi	3/2.0 (-1)	1,753 (-7%)	9mo	$283,000	$161	70
907 Adirondac Way	0.11mi	3/2.0 (-1)	1,682 (-11%)	10mo	$275,000	$163	64
1400 Adirondac Way	0.19mi	3/2.0 (-1)	1,714 (-9%)	11mo	$270,020	$158	62
109 Ike Ct	0.27mi	3/2.0 (-1)	1,714 (-9%)	11mo	$274,750	$160	58
116 Garrett Ln	0.21mi	3/2.5 (-1)	1,679 (-11%)	9mo	$287,000	$171	58
103 Cascades Ct	0.18mi	3/2.0 (-1)	1,638 (-13%)	10mo	$276,900	$169	57

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-50,779
• Equity at exit: $44,716

10-year hold

• IRR: -6.4%
• Equity multiple: 0.56×
• Total profit: $-36,607
• Equity at exit: $25,930

Cash invested: $83,972 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$125
• HOA: −$10
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-90

Break-even live

Break-even rent $2,416

Max offer price $284,047

Occupancy floor 99%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Alton Tucker SR Blvd Bonaire, GA	3.0	2.0	1344	$2,195	$1.63	43d	1	0.93mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 9 events

1. 2026-04-15
   status Back On Market 971-char remark

   Show marketing remark (983 chars)

   Welcome home to this beautifully designed 4-bedroom, 2-bath home situated on a corner lot. This home features a split floor plan that provides privacy and comfort for everyone. Step inside to discover a bright, open-concept layout ideal for both everyday living and entertaining. The spacious living area is anchored by a cozy fireplace, creating a warm and inviting atmosphere. The seamless flow between the living room, dining area, and kitchen ensures gatherings are effortless and enjoyable. The kitchen is a true centerpiece, showcasing stunning granite countertops, a large center island, plenty of counter & cabinet space and dining area. The refrigerator, washer, and dryer remain with the property. The private primary suite offers a peaceful retreat, thoughtfully separated from the additional bedrooms. The en-suite bath provides a tiled shower, a relaxing soaker tub, granite countertops, double sink vanity and walk in closet. SELLER OFFERING $5000 BUYER INCENTIVE

2. 2026-04-15
   status Active 983-char remark

   Show marketing remark (983 chars)

   Welcome home to this beautifully designed 4-bedroom, 2-bath home situated on a corner lot. This home features a split floor plan that provides privacy and comfort for everyone. Step inside to discover a bright, open-concept layout ideal for both everyday living and entertaining. The spacious living area is anchored by a cozy fireplace, creating a warm and inviting atmosphere. The seamless flow between the living room, dining area, and kitchen ensures gatherings are effortless and enjoyable. The kitchen is a true centerpiece, showcasing stunning granite countertops, a large center island, plenty of counter & cabinet space and dining area. The refrigerator, washer, and dryer remain with the property. The private primary suite offers a peaceful retreat, thoughtfully separated from the additional bedrooms. The en-suite bath provides a tiled shower, a relaxing soaker tub, granite countertops, double sink vanity and walk in closet. SELLER OFFERING $5000 BUYER INCENTIVE

3. 2026-04-08
   status Pending Offer Approval 971-char remark

   Show marketing remark (983 chars)

   Welcome home to this beautifully designed 4-bedroom, 2-bath home situated on a corner lot. This home features a split floor plan that provides privacy and comfort for everyone. Step inside to discover a bright, open-concept layout ideal for both everyday living and entertaining. The spacious living area is anchored by a cozy fireplace, creating a warm and inviting atmosphere. The seamless flow between the living room, dining area, and kitchen ensures gatherings are effortless and enjoyable. The kitchen is a true centerpiece, showcasing stunning granite countertops, a large center island, plenty of counter & cabinet space and dining area. The refrigerator, washer, and dryer remain with the property. The private primary suite offers a peaceful retreat, thoughtfully separated from the additional bedrooms. The en-suite bath provides a tiled shower, a relaxing soaker tub, granite countertops, double sink vanity and walk in closet. SELLER OFFERING $5000 BUYER INCENTIVE

4. 2026-04-08
   status Pending 983-char remark

   Show marketing remark (983 chars)

   Welcome home to this beautifully designed 4-bedroom, 2-bath home situated on a corner lot. This home features a split floor plan that provides privacy and comfort for everyone. Step inside to discover a bright, open-concept layout ideal for both everyday living and entertaining. The spacious living area is anchored by a cozy fireplace, creating a warm and inviting atmosphere. The seamless flow between the living room, dining area, and kitchen ensures gatherings are effortless and enjoyable. The kitchen is a true centerpiece, showcasing stunning granite countertops, a large center island, plenty of counter & cabinet space and dining area. The refrigerator, washer, and dryer remain with the property. The private primary suite offers a peaceful retreat, thoughtfully separated from the additional bedrooms. The en-suite bath provides a tiled shower, a relaxing soaker tub, granite countertops, double sink vanity and walk in closet. SELLER OFFERING $5000 BUYER INCENTIVE

5. 2026-02-27
   listed $299,900 New 971-char remark

   Show marketing remark (983 chars)

   Welcome home to this beautifully designed 4-bedroom, 2-bath home situated on a corner lot. This home features a split floor plan that provides privacy and comfort for everyone. Step inside to discover a bright, open-concept layout ideal for both everyday living and entertaining. The spacious living area is anchored by a cozy fireplace, creating a warm and inviting atmosphere. The seamless flow between the living room, dining area, and kitchen ensures gatherings are effortless and enjoyable. The kitchen is a true centerpiece, showcasing stunning granite countertops, a large center island, plenty of counter & cabinet space and dining area. The refrigerator, washer, and dryer remain with the property. The private primary suite offers a peaceful retreat, thoughtfully separated from the additional bedrooms. The en-suite bath provides a tiled shower, a relaxing soaker tub, granite countertops, double sink vanity and walk in closet. SELLER OFFERING $5000 BUYER INCENTIVE

6. 2026-02-27
   listed $299,900 Active 983-char remark

   Show marketing remark (983 chars)

   Welcome home to this beautifully designed 4-bedroom, 2-bath home situated on a corner lot. This home features a split floor plan that provides privacy and comfort for everyone. Step inside to discover a bright, open-concept layout ideal for both everyday living and entertaining. The spacious living area is anchored by a cozy fireplace, creating a warm and inviting atmosphere. The seamless flow between the living room, dining area, and kitchen ensures gatherings are effortless and enjoyable. The kitchen is a true centerpiece, showcasing stunning granite countertops, a large center island, plenty of counter & cabinet space and dining area. The refrigerator, washer, and dryer remain with the property. The private primary suite offers a peaceful retreat, thoughtfully separated from the additional bedrooms. The en-suite bath provides a tiled shower, a relaxing soaker tub, granite countertops, double sink vanity and walk in closet. SELLER OFFERING $5000 BUYER INCENTIVE

7. 2022-09-15
   soldstatus $282,900
8. 2022-08-19
   soldstatus $282,875
9. 2022-02-25
   listed $282,875

ⓘ 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: $2,416 · $201/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$343/yr (+$29/mo · 14.2%)

ⓘ 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 5/10 Major
• 🌡 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,635
• − Mortgage interest: −$16,799
• − Property taxes: −$2,416
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − HOA: −$120
• − Depreciation: −$8,724
• Taxable loss: −$6,346
• Est. tax savings @ 24.0%: +$1,523
• After-tax cash flow: $446/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): 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

+6.0% since first listed

9 events — show timeline

• 2026-04-15 Relisted — GAMLS
• 2026-04-15 Relisted — CGMLS
• 2026-04-08 Pending — GAMLS
• 2026-04-08 Pending — CGMLS
• 2026-02-27 Listed $299,900 CGMLS
• 2026-02-27 Listed $299,900 GAMLS
• 2022-09-15 Sold (Public Records) $282,900 Public Records
• 2022-08-19 Sold (MLS) $282,875 CGMLS
• 2022-02-25 Listed $282,875 CGMLS

Property tax history

+92.0%/yr

Latest (2025): $2,416 · +0.4% YoY. Source: county tax records.