106 Stonehedge Dr · Warner Robins, GA 31088

$105,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 38 Days on market

Built 1988 Est $151k · 31% 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 +9.0/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Back on market due to no fault of seller Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, newly tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

Key facts

• Two closets
• Fenced in backyard
• Open kitchen

Tags

• OPEN KITCHEN
• FENCED IN BACKYARD
• KITCHEN STORAGE
• TWO CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 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 (+1.7%/yr); 286 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $726 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 + 1.7% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.
• Current owner paid $80k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.40% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $151,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Marvin Blvd	0.16mi	3/2.0	1,123 (+4%)	2mo	$183,500	$163	84
306 Tracy Ter	0.54mi	3/1.5	1,032 (-4%)	10mo	$142,000	$138	57
206 Sonja Dr	0.69mi	3/2.0	1,128 (+4%)	5mo	$150,000	$133	56
134 Kirkwood Cir	0.62mi	3/1.0	1,070 (-1%)	14mo	$30,644	$29	54
207 Kimberly Rd	0.21mi	3/2.0	1,230 (+14%)	18mo	$184,000	$150	52
207 Tracy Ter	0.57mi	3/2.0	1,156 (+7%)	14mo	$169,000	$146	50
201 Sonja Dr	0.74mi	3/2.0	1,196 (+11%)	1mo	$167,000	$140	47
205 Sonja Dr	0.70mi	3/2.0	1,196 (+11%)	3mo	$145,000	$121	47
115 Garland Ter	0.74mi	3/1.0	1,000 (-7%)	4mo	$135,000	$135	46
120 Kirkwood Cir	0.67mi	3/2.0	1,205 (+12%)	10mo	$180,000	$149	41
113 Garland Ter	0.74mi	3/1.5	1,175 (+9%)	14mo	$20,401	$17	37
107 Lake Pointe Dr	0.75mi	2/2.0 (-1)	1,160 (+7%)	16mo	$162,750	$140	34

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $13,390
• Equity at exit: $15,656

10-year hold

• IRR: 19.6%
• Equity multiple: 2.55×
• Total profit: $45,496
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$551
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $508

Break-even live

Break-even rent $824

Max offer price $105,000

Occupancy floor 60%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	43d	1	0.08mi
105 Marvin Blvd Warner Robins, GA	4.0	2.0	1352	$1,495	$1.11	43d	1	0.22mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,413	$1.24	13d	15	0.64mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	43d	1	0.71mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	21d	1	0.72mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	43d	1	0.79mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	21d	1	0.79mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	43d	1	0.80mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	0.80mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	43d	1	0.83mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	13d	34	0.97mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	21d	1	1.00mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	13d	1	1.00mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	43d	1	1.02mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	13d	1	1.03mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	21d	1	1.03mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	21d	1	1.07mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	43d	1	1.11mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	43d	1	1.13mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	1.18mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	13d	1	1.19mi
103 Dellwood Cir Unit 107-B Warner Robins, GA	2.0	1.0	850	$725	$0.85	21d	1	1.20mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	1.20mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	43d	1	1.22mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	21d	1	1.22mi
805 Crestwood Ter Warner Robins, GA	3.0	1.0	864	$1,125	$1.30	43d	1	1.23mi
Blue Pines Apartments Warner Robins, GA	1.0–2.0	1.0	670	$1,025	$1.53	13d	2	1.34mi
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	43d	1	1.39mi
1103 Corder Rd Warner Robins, GA	1.0–2.0	1.0	840	$1,275	$1.52	21d	3	1.43mi

Listing history 31 events

1. 2026-06-19
   days on market $105,000 Active 38 DOM
2. 2026-06-18
   days on market $105,000 Active 37 DOM
3. 2026-06-17
   days on market $105,000 Active 36 DOM
4. 2026-06-16
   days on market $105,000 Active 35 DOM
5. 2026-06-15
   days on market $105,000 Active 34 DOM
6. 2026-06-14
   days on market $105,000 Active 32 DOM
7. 2026-06-13
   days on market $105,000 Active 31 DOM
8. 2026-06-10
   days on market $105,000 Active 29 DOM
9. 2026-06-09
   days on market $105,000 Active 28 DOM
10. 2026-06-08
    days on market $105,000 Active 27 DOM
11. 2026-06-07
    days on market $105,000 Active 26 DOM
12. 2026-06-05
    days on market $105,000 Active 23 DOM
13. 2026-06-03
    days on market $105,000 Active 22 DOM
14. 2026-06-02
    days on market $105,000 Active 21 DOM
15. 2026-06-01
    days on market $105,000 Active 20 DOM
16. 2026-05-31
    days on market $105,000 Active 19 DOM
17. 2026-05-30
    days on market $105,000 Active 18 DOM
18. 2026-05-13
    price $105,000 168-char remark
19. 2026-05-12
    listed $110,000 Active 168-char remark
20. 2023-06-13
    listed Active Under Contract 603-char remark

    Show marketing remark (603 chars)

    * Back on market due to no fault of seller Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, newly tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

21. 2023-05-02
    soldstatus $80,000
22. 2023-05-01
    soldstatus $80,000 Closed 603-char remark

    Show marketing remark (593 chars)

    *Back on market due to no fault of seller. Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

23. 2023-05-01
    soldstatus $80,000 Sold

    Show marketing remark (593 chars)

    *Back on market due to no fault of seller. Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

24. 2023-03-29
    status Under Contract

    Show marketing remark (593 chars)

    *Back on market due to no fault of seller. Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

25. 2023-03-10
    status Back On Market

    Show marketing remark (593 chars)

    *Back on market due to no fault of seller. Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

26. 2023-03-09
    status Under Contract

    Show marketing remark (593 chars)

    *Back on market due to no fault of seller. Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

27. 2023-03-07
    historical Active Under Contract

    Show marketing remark (593 chars)

    *Back on market due to no fault of seller. Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

28. 2023-03-03
    price $84,900

    Show marketing remark (593 chars)

    *Back on market due to no fault of seller. Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

29. 2023-02-13
    listed $84,900 603-char remark

    Show marketing remark (593 chars)

    *Back on market due to no fault of seller. Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

30. 2023-02-13
    listed $89,500 New

    Show marketing remark (593 chars)

    *Back on market due to no fault of seller. Are you looking for a perfect home as first time home buyer, downsizing, investor? If so, this newly updated condo is the perfect fit! Enjoy low maintenance living with features you will love - slide out shelving in kitchen pantry, stainless appliances, brand new countertops, tiled master bath and brand new water heater. LVP throughout main living areas and tiled kitchen and baths. Enjoy the amenities of the neighborhood as you will be just steps away from the clubhouse and pool. Conveniently located to RAFB and all Warner Robins has to offer.

31. 1991-03-01
    soldstatus $37,000

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$283/yr (+$24/mo · 41.5%)

ⓘ 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 · 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: $17,612
• − Mortgage interest: −$5,882
• − Property taxes: −$683
• − Insurance: −$525
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$3,055
• Taxable income: $4,650
• Est. tax owed @ 24.0%: −$1,116
• After-tax cash flow: $4,982/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

+183.8% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $105,000 FSBO.com
• 2026-05-12 Listed $110,000 FSBO.com
• 2023-06-13 Listed — MGMLS
• 2023-05-02 Sold (Public Records) $80,000 Public Records
• 2023-05-01 Sold (MLS) $80,000 CGMLS
• 2023-05-01 Sold (MLS) $80,000 GAMLS
• 2023-05-01 Sold (MLS) $80,000 MGMLS
• 2023-03-29 Pending — GAMLS
• 2023-03-10 Relisted — GAMLS
• 2023-03-09 Pending — GAMLS
• 2023-03-07 Contingent — GAMLS
• 2023-03-03 Price Changed $84,900 GAMLS
• 2023-02-13 Listed $84,900 CGMLS
• 2023-02-13 Listed $89,500 GAMLS
• 2023-02-13 Listed $84,900 MGMLS
• 1991-03-01 Sold (Public Records) $37,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $683 · +14.7% YoY. Source: county tax records.