428 Cross Creek Way · Warner Robins, GA 31088

$279,900

3 bd · 2.5 ba · 1,862 sqft · SingleFamily public records · 27 Days on market

Built 1997 0.26 ac lot Est $242k · 16% over

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Why this score? — see what drove the F 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 +9.2/30.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Listed under appraisal value, and appraisal available upon request! * * Beautiful all-brick home located in the desirable Cross Creek subdivision! This well-maintained property is truly a must-see and offers a spacious split floor plan designed for both comfort and functionality. The home features 4 bedrooms and 2 full bathrooms, including a versatile bonus room that can easily serve as a 4th bedroom, office, playroom, or flex space to fit your needs. Enjoy entertaining in the formal dining room or relax in the inviting living area featuring high ceilings and a cozy fireplace that creates a warm and open atmosphere. The kitchen offers plenty of space with an eat-in dining area, making it perfect for everyday meals and gatherings with family and friends. Additional features include a 2-car insulated garage, ample storage throughout, and a beautifully maintained yard with a privacy fence for added comfort and seclusion. Step outside to enjoy the patio area and charming water fountain, creating a peaceful outdoor setting ideal for relaxing or entertaining guests. One of the standout features of this property is the backyard view overlooking the quiet church field, offering added privacy and a peaceful setting that truly makes this one of the best lots in the neighborhood. Beyond the home itself, the Cross Creek community offers a warm and welcoming atmosphere with friendly neighbors who enjoy evening walks, gatherings, and community fellowship. The location provides the perfect balance of peaceful living with a more nature-filled setting near Bonaire, while still being conveniently close to shopping, dining, schools, and everything Warner Robins has to offer. Families will also appreciate the nearby parks and recreational areas that are incredibly kid-friendly and perfect for outdoor activities. Conveniently located in Cross Creek subdivision, this home combines space, charm, community, and practicality all in one. Don't miss the opportunity to make this beautiful property your next home!

Key facts

• Formal dining room
• Split floor plan
• Bonus room

Tags

• ALL BRICK HOME
• SPLIT FLOOR PLAN
• BONUS ROOM
• FORMAL DINING ROOM
• LIVING AREA
• COZY FIREPLACE

Property features AI

Finance

• Other: Located in the Crosscreek subdivision; Address: 428 Cross Creek Way, Warner Robins, GA 31088
• HOA & community: No HOA

Exterior

• Parking: Attached garage / attached parking
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available; Phone service available
• Home design: Single-family residential house; Resale property
• Construction: Built in 1997; Brick construction; Roof: Slate and other materials
• Exterior features: Level lot

Interior

• Kitchen: Microwave; Refrigerator; Other kitchen features
• Bedrooms: Four bedrooms (all on the main level)
• Flooring: Tile; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Additional interior features described as 'Other'; One and one-half story layout; One fireplace
• Laundry & utility: Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (30.2% below list).
• Recommended offer: $195k (30.2% 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: Russell Elementary School (math 51% / reading 41%, grade D-, #316 of 1,228 statewide, top 26%, 645 students, 84% FRL); Huntington Middle School (math 23% / reading 32%, grade F, #268 of 470 statewide, top 57%, 827 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 29% at this address vs 44% district-wide (-15 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); 294 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $8k 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 27 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,456 (30.2% 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. 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: 0.70% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $242,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Leisure Lake Ct	0.40mi	3/2.0	1,851 (-1%)	4mo	$115,000	$62	75
306 Countrywood Dr	0.22mi	3/2.0	1,806 (-3%)	14mo	$220,000	$122	71
412 Pebblebrook E	0.25mi	3/2.0	1,834 (-2%)	15mo	$250,000	$136	71
111 Raintree Dr	0.07mi	3/2.0	2,123 (+14%)	4mo	$276,900	$130	68
116 Fox Glove Ct	0.37mi	4/2.0 (+1)	1,760 (-6%)	4mo	$319,500	$182	63
112 Pebblebrook E	0.23mi	3/2.0	1,666 (-10%)	10mo	$210,000	$126	62
114 Raintree Dr	0.10mi	3/2.0	2,084 (+12%)	15mo	$269,900	$130	61
111 Arbour Ct	0.17mi	2/2.0 (-1)	1,665 (-11%)	12mo	$219,900	$132	57
119 Lake Front Dr	0.27mi	3/2.0	1,646 (-12%)	12mo	$206,600	$126	56
102 Sweetwater Ct	0.48mi	3/2.0	2,065 (+11%)	7mo	$258,000	$125	51
105 Shadow Ln	0.62mi	3/2.0	1,665 (-11%)	11mo	$279,000	$168	42
211 Lake Front Dr	0.49mi	4/2.0 (+1)	2,065 (+11%)	13mo	$262,000	$127	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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-61,549
• Equity at exit: $41,734

10-year hold

• IRR: -21.3%
• Equity multiple: -0.04×
• Total profit: $-81,657
• Equity at exit: $24,201

Cash invested: $78,372 (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: 294
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-212

Break-even live

Break-even rent $2,223

Max offer price $242,368

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-133	+0% $-212	+5% $-292	+10% $-371
Rent	-10% $-367	-5% $-290	+0% $-212	+5% $-135	+10% $-58
Rate	-1.0pp $-72	-0.5pp $-141	base $-212	+0.5pp $-285	+1.0pp $-359

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Raintree Dr Warner Robins, GA	3.0	2.0	2062	$2,250	$1.09	22d	1	0.09mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	44d	1	0.67mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	22d	1	0.67mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	14d	15	0.70mi
100 Sun Chase Bonaire, GA	4.0	2.5	2234	$2,500	$1.12	44d	1	0.92mi
611 Links View Dr Bonaire, GA	3.0	2.0	1696	$1,900	$1.12	22d	1	0.99mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	44d	1	1.12mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	44d	1	1.33mi
201 Sherman St Warner Robins, GA	3.0	2.0	2000	$1,650	$0.82	14d	1	1.34mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	44d	1	1.35mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	22d	1	1.35mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	22d	1	1.43mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	44d	1	1.44mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	14d	1	1.44mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	44d	1	1.44mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	44d	1	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $279,900 Active 27 DOM
2. 2026-06-19
   days on market $279,900 Active 25 DOM
3. 2026-06-18
   days on market $279,900 Active 24 DOM
4. 2026-06-17
   days on market $279,900 Active 23 DOM
5. 2026-06-16
   days on market $279,900 Active 22 DOM
6. 2026-06-15
   days on market $279,900 Active 21 DOM
7. 2026-06-14
   days on market $279,900 Active 19 DOM
8. 2026-06-13
   days on market $279,900 Active 18 DOM
9. 2026-06-10
   days on market $279,900 Active 16 DOM
10. 2026-06-09
    days on market $279,900 Active 15 DOM
11. 2026-06-08
    statusdays on market $279,900 Active 14 DOM
12. 2026-06-07
    days on market $279,900 New 13 DOM
13. 2026-06-05
    days on market $279,900 New 10 DOM
14. 2026-06-03
    days on market $279,900 New 9 DOM
15. 2026-06-02
    days on market $279,900 New 8 DOM
16. 2026-06-01
    days on market $279,900 New 7 DOM
17. 2026-05-31
    days on market $279,900 New 6 DOM
18. 2026-05-30
    days on market $279,900 New 5 DOM
19. 2026-05-25
    listed $279,900 Active 2027-char remark

    Show marketing remark (2027 chars)

    * * Listed under appraisal value, and appraisal available upon request! * * Beautiful all-brick home located in the desirable Cross Creek subdivision! This well-maintained property is truly a must-see and offers a spacious split floor plan designed for both comfort and functionality. The home features 4 bedrooms and 2 full bathrooms, including a versatile bonus room that can easily serve as a 4th bedroom, office, playroom, or flex space to fit your needs. Enjoy entertaining in the formal dining room or relax in the inviting living area featuring high ceilings and a cozy fireplace that creates a warm and open atmosphere. The kitchen offers plenty of space with an eat-in dining area, making it perfect for everyday meals and gatherings with family and friends. Additional features include a 2-car insulated garage, ample storage throughout, and a beautifully maintained yard with a privacy fence for added comfort and seclusion. Step outside to enjoy the patio area and charming water fountain, creating a peaceful outdoor setting ideal for relaxing or entertaining guests. One of the standout features of this property is the backyard view overlooking the quiet church field, offering added privacy and a peaceful setting that truly makes this one of the best lots in the neighborhood. Beyond the home itself, the Cross Creek community offers a warm and welcoming atmosphere with friendly neighbors who enjoy evening walks, gatherings, and community fellowship. The location provides the perfect balance of peaceful living with a more nature-filled setting near Bonaire, while still being conveniently close to shopping, dining, schools, and everything Warner Robins has to offer. Families will also appreciate the nearby parks and recreational areas that are incredibly kid-friendly and perfect for outdoor activities. Conveniently located in Cross Creek subdivision, this home combines space, charm, community, and practicality all in one. Don't miss the opportunity to make this beautiful property your next home!

20. 2026-05-25
    listed $279,900 New

    Show marketing remark (2027 chars)

    * * Listed under appraisal value, and appraisal available upon request! * * Beautiful all-brick home located in the desirable Cross Creek subdivision! This well-maintained property is truly a must-see and offers a spacious split floor plan designed for both comfort and functionality. The home features 4 bedrooms and 2 full bathrooms, including a versatile bonus room that can easily serve as a 4th bedroom, office, playroom, or flex space to fit your needs. Enjoy entertaining in the formal dining room or relax in the inviting living area featuring high ceilings and a cozy fireplace that creates a warm and open atmosphere. The kitchen offers plenty of space with an eat-in dining area, making it perfect for everyday meals and gatherings with family and friends. Additional features include a 2-car insulated garage, ample storage throughout, and a beautifully maintained yard with a privacy fence for added comfort and seclusion. Step outside to enjoy the patio area and charming water fountain, creating a peaceful outdoor setting ideal for relaxing or entertaining guests. One of the standout features of this property is the backyard view overlooking the quiet church field, offering added privacy and a peaceful setting that truly makes this one of the best lots in the neighborhood. Beyond the home itself, the Cross Creek community offers a warm and welcoming atmosphere with friendly neighbors who enjoy evening walks, gatherings, and community fellowship. The location provides the perfect balance of peaceful living with a more nature-filled setting near Bonaire, while still being conveniently close to shopping, dining, schools, and everything Warner Robins has to offer. Families will also appreciate the nearby parks and recreational areas that are incredibly kid-friendly and perfect for outdoor activities. Conveniently located in Cross Creek subdivision, this home combines space, charm, community, and practicality all in one. Don't miss the opportunity to make this beautiful property your next home!

21. 2023-09-11
    soldstatus $250,000
22. 2023-09-07
    soldstatus $250,000 Closed 312-char remark

    Show marketing remark (312 chars)

    Beautiful all brick home located in CrossCreek subdivision! A Must see!!! Split floorplan, 4 Bedrooms, 2 baths, formal dining room, fireplace, high ceiling in living area & kitchen, eat-in area, Bonus room/4th bedroom & 2 car insulated garage. Nice yard with privacy fence, patio, and water fountain.

23. 2023-07-10
    status Pending 312-char remark

    Show marketing remark (312 chars)

    Beautiful all brick home located in CrossCreek subdivision! A Must see!!! Split floorplan, 4 Bedrooms, 2 baths, formal dining room, fireplace, high ceiling in living area & kitchen, eat-in area, Bonus room/4th bedroom & 2 car insulated garage. Nice yard with privacy fence, patio, and water fountain.

24. 2023-07-05
    listed $250,000 Active 312-char remark

    Show marketing remark (312 chars)

    Beautiful all brick home located in CrossCreek subdivision! A Must see!!! Split floorplan, 4 Bedrooms, 2 baths, formal dining room, fireplace, high ceiling in living area & kitchen, eat-in area, Bonus room/4th bedroom & 2 car insulated garage. Nice yard with privacy fence, patio, and water fountain.

25. 2017-09-06
    soldstatus $160,000
26. 2017-09-01
    soldstatus $160,000
27. 2017-09-01
    soldstatus $160,000
28. 2017-07-29
    listed $160,000
29. 2017-07-29
    listed $160,000

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,575 · $215/mo
• Expected delta: +$510/yr (+$42/mo · 24.7%)

ⓘ 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 ≥108°F today · 19 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: $23,455
• − Mortgage interest: −$15,679
• − Property taxes: −$2,065
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$8,143
• Taxable loss: −$7,584
• Est. tax savings @ 24.0%: +$1,820
• After-tax cash flow: $-729/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

+74.9% since first listed

11 events — show timeline

• 2026-05-25 Listed $279,900 CGMLS
• 2026-05-25 Listed $279,900 GAMLS
• 2023-09-11 Sold (Public Records) $250,000 Public Records
• 2023-09-07 Sold (MLS) $250,000 CGMLS
• 2023-07-10 Pending — CGMLS
• 2023-07-05 Listed $250,000 CGMLS
• 2017-09-06 Sold (Public Records) $160,000 Public Records
• 2017-09-01 Sold (MLS) $160,000 CGMLS
• 2017-09-01 Sold (MLS) $160,000 GAMLS
• 2017-07-29 Listed $160,000 CGMLS
• 2017-07-29 Listed $160,000 GAMLS

Property tax history

+4.6%/yr

Latest (2025): $2,065 · +4.8% YoY. Source: county tax records.