100 Edgewood Ave · Warner Robins, GA 31088

$199,900

4 bd · 2.0 ba · 1,907 sqft · SingleFamily public records · 85 Days on market

Built 1966 0.33 ac lot Est $210k · at est.

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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 +13.1/30.0
• ARV discount +9.6/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This home is full of many years of fun, love and happy memories. Now it’s time for a new family to make memories! This home offers 3 bed 2 full bath upstairs along with 2 living rooms and dinning room. Down stairs offers large game room/living room along with 2 other rooms that can be used as storage or bedrooms. Enjoy the HOT summer days grilling and cooling off in your pool. Call today this home will not last long.

Key facts

• Inground pool
• 0.33 acre lot
• 2 garage spots

Tags

• JACK-AND-JILL BATHROOM
• INGROUND POOL
• FULL CARPETED BASEMENT
• PRIVATE BACKYARD RETREAT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (19.5% below list).
• Recommended offer: $161k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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); 286 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1k of loan paydown is wiped out by about $6k 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 85 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $160,861 (19.5% 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 85 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $209,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Edgewood Ave	0.00mi	5/2.5 (+1)	1,907 (0%)	2mo	$199,500	$105	91
314 Forest Hill Dr	0.04mi	3/2.0 (-1)	1,868 (-2%)	0mo	$210,000	$112	89
625 Todd Cir	0.42mi	3/2.0 (-1)	1,876 (-2%)	1mo	$250,000	$133	72
104 Lakeside Dr	0.45mi	3/2.0 (-1)	1,924 (+1%)	4mo	$196,500	$102	69
104 Lakeside Dr	0.45mi	3/2.0 (-1)	1,924 (+1%)	4mo	$196,500	$102	69
104 Oak Forest Ct	0.40mi	4/2.0	1,794 (-6%)	5mo	$230,000	$128	67
106 Woodridge Dr	0.28mi	5/2.0 (+1)	2,074 (+9%)	4mo	$100,000	$48	64
503 Todd Cir	0.67mi	4/2.0	1,919 (+1%)	5mo	$220,000	$115	64
215 Kimberly Rd	0.62mi	3/2.0 (-1)	1,856 (-3%)	4mo	$205,000	$110	58
413 Tracy Ter	0.70mi	4/2.5	1,831 (-4%)	1mo	$181,000	$99	58
515 Kimberly Rd	0.53mi	4/2.5	2,144 (+12%)	2mo	$236,600	$110	51
273 Lakeshore Drive Dr	0.56mi	3/2.5 (-1)	2,176 (+14%)	1mo	$299,900	$138	43

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-35,045
• Equity at exit: $29,806

10-year hold

• IRR: -12.8%
• Equity multiple: 0.29×
• Total profit: $-39,794
• Equity at exit: $17,284

Cash invested: $55,972 (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 31088

• Rents YoY: 1.7%
• Active inventory: 286
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-8

Break-even live

Break-even rent $1,618

Max offer price $198,542

Occupancy floor 95%

Sensitivity live

Price	-10% $105	-5% $49	+0% $-8	+5% $-64	+10% $-121
Rent	-10% $-135	-5% $-71	+0% $-8	+5% $56	+10% $119
Rate	-1.0pp $93	-0.5pp $43	base $-8	+0.5pp $-59	+1.0pp $-112

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	0.49mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	44d	1	0.49mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	44d	1	0.58mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	44d	1	0.60mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	21d	1	0.86mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	44d	1	0.86mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	14d	15	0.94mi
201 Sherman St Warner Robins, GA	3.0	2.0	2000	$1,650	$0.82	14d	1	1.00mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	44d	1	1.18mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	44d	1	1.18mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	21d	1	1.18mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	21d	1	1.21mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	44d	1	1.21mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	14d	1	1.43mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	21d	1	1.43mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	14d	1	1.45mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	1.47mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	44d	1	1.47mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	14d	1	1.48mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	21d	1	1.48mi

Listing history 8 events

1. 2026-05-05
   soldstatus $199,500
2. 2026-04-06
   status Pending
3. 2026-03-07
   price $199,900
4. 2026-02-07
   price $219,900
5. 2026-01-11
   listed $225,000 Active
6. 2020-04-20
   soldstatus $163,000
7. 2020-04-16
   soldstatus $163,000 440-char remark

   Show marketing remark (440 chars)

   Welcome Home! This home is full of many years of fun, love and happy memories. Now it’s time for a new family to make memories! This home offers 3 bed 2 full bath upstairs along with 2 living rooms and dinning room. Down stairs offers large game room/living room along with 2 other rooms that can be used as storage or bedrooms. Enjoy the HOT summer days grilling and cooling off in your pool. Call today this home will not last long.

8. 2020-02-29
   listed $159,000 440-char remark

   Show marketing remark (440 chars)

   Welcome Home! This home is full of many years of fun, love and happy memories. Now it’s time for a new family to make memories! This home offers 3 bed 2 full bath upstairs along with 2 living rooms and dinning room. Down stairs offers large game room/living room along with 2 other rooms that can be used as storage or bedrooms. Enjoy the HOT summer days grilling and cooling off in your pool. Call today this home will not last long.

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$76/yr (+$6/mo · 4.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $19,303
• − Mortgage interest: −$11,198
• − Property taxes: −$1,763
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$5,815
• Taxable loss: −$3,560
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $762/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

+25.5% since first listed

8 events — show timeline

• 2026-05-05 Sold (Public Records) $199,500 Public Records
• 2026-04-06 Pending — CGMLS
• 2026-03-07 Price Changed $199,900 CGMLS
• 2026-02-07 Price Changed $219,900 CGMLS
• 2026-01-11 Listed $225,000 CGMLS
• 2020-04-20 Sold (Public Records) $163,000 Public Records
• 2020-04-16 Sold (MLS) $163,000 CGMLS
• 2020-02-29 Listed $159,000 CGMLS

Property tax history

+4.4%/yr

Latest (2025): $1,763 · +7.3% YoY. Source: county tax records.