131 Ridge Pointe Ct · Warner Robins, GA 31088

$178,000

2 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 10 Days on market

Built 1988 6,969 sqft lot Est $190k · 6% under

---

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 +10.3/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this enchanting cottage-style retreat, perfectly tucked away on a peaceful cul-de-sac where charm, comfort, and easy living come together beautifully. With inviting curb appeal, a welcoming front porch, and warm character this home feels special before you even step inside! Designed with both comfort and functionality in mind, this thoughtfully updated home offers 2 bedrooms and 2 bathrooms, and an additional flex space for possible office, mud room, work out space or extra sitting area, creating a layout that feels spacious, comfortable, and effortlessly livable. Luxury vinyl plank flooring flows throughout, adding both style and durability while complementing the home's timeless aesthetics. The heart of the home offers an inviting atmosphere filled with natural light and cozy spaces that are perfect for relaxing or gatherings. Whether you're enjoying a quiet morning coffee on the front porch, hosting a casual evening on the covered side patio, or simply unwinding after a long day, every space has been designed to embrace a slower, more enjoyable pace of life. The privacy fenced backyard has plenty of room for pets, gardening, entertaining, or simply enjoying the outdoors, this outdoor living space extends the home's appeal well beyond its walls. The side-entry garage enhances the home's attractive exterior while providing everyday convenience and additional storage. Full of warmth, character, and charm, this delightful cottage-feel home offers the perfect blend of ease and practicality. Nestled in a desirable cul-de-sac setting, it provides a sense of privacy and tranquility while remaining close to everyday conveniences. If you've been searching for a home that wraps you in comfort from the moment you arrive, this charming retreat is one you won't want to miss!

Key facts

• Flex space
• Front porch
• Covered side patio

Tags

• CUL-DE-SAC
• FRONT PORCH
• FLEX SPACE
• LUXURY VINYL PLANK FLOORING
• COVERED SIDE PATIO
• PRIVACY FENCED BACKYARD

Property features AI

Finance

• Other: Subdivision: Lakepointe Villas; Located in Warner Robins, GA 31088; Lot approximately 0.16 acres
• HOA & community: No HOA

Exterior

• Parking: Attached garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single-family residence (house); Built in 1988; One story
• Construction: Wood siding exterior; Other roof type; Built in 1988
• Exterior features: Patio; Porch; Back yard with fencing; Located on a level lot in a cul-de-sac

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Double vanity; Split bedroom floor plan; Tile baths; One-level home; Gas/electric water heater; Public records list 1,224 above-grade finished area; Fireplace in family room (1)
• Laundry & utility: Laundry located in kitchen; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-5 ($-62/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (22.2% below list).
• Recommended offer: $139k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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); 286 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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 $125k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $138,530 (22.2% 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: 0.78% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $189,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Ridge Pointe Ct	0.09mi	2/2.0	1,282 (+5%)	9mo	$120,000	$94	80
132 Lake Pointe Dr	0.07mi	2/2.0	1,358 (+11%)	1mo	$173,900	$128	78
705 Tallulah Trl	0.06mi	3/2.0 (+1)	1,321 (+8%)	6mo	$217,000	$164	74
105 Ridge Pointe Ct	0.08mi	3/2.0 (+1)	1,350 (+10%)	1mo	$209,900	$155	73
105 Leisure Lake Ct	0.44mi	2/2.0	1,321 (+8%)	4mo	$115,000	$87	63
103 Woodfield Dr	0.52mi	3/2.0 (+1)	1,279 (+4%)	2mo	$187,000	$146	62
201 Bayside Dr	0.69mi	3/2.0 (+1)	1,210 (-1%)	2mo	$210,000	$174	60
104 Crossing Pl	0.40mi	3/2.0 (+1)	1,340 (+10%)	4mo	$228,000	$170	57
204 Bayside Dr	0.67mi	3/2.0 (+1)	1,235 (+1%)	10mo	$219,000	$177	54
141 Carriage Hill Dr	0.71mi	2/2.0	1,146 (-6%)	10mo	$167,000	$146	47
201 Marvin Blvd	0.72mi	3/2.0 (+1)	1,123 (-8%)	2mo	$183,500	$163	46
217 Windsor Dr	0.64mi	3/2.0 (+1)	1,352 (+10%)	4mo	$168,000	$124	44

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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-31,060
• Equity at exit: $26,540

10-year hold

• IRR: -12.6%
• Equity multiple: 0.30×
• Total profit: $-35,018
• Equity at exit: $15,390

Cash invested: $49,840 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$933
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-5

Break-even live

Break-even rent $1,392

Max offer price $177,093

Occupancy floor 95%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	43d	1	0.06mi
501 Leisure Lake Dr Warner Robins, GA	1.0	1.0	750	$1,045	$1.39	13d	1	0.14mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	21d	1	0.14mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	43d	1	0.14mi
210 Southland Station Dr Warner Robins, GA	1.0–3.0	1.0–2.0	1135	$1,208	$1.06	13d	15	0.34mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	13d	34	0.45mi
142 Stoneridge Dr Warner Robins, GA	3.0	1.5	1321	$1,450	$1.10	43d	1	0.65mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	21d	1	1.00mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	21d	1	1.04mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	13d	1	1.04mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	21d	1	1.09mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	13d	1	1.12mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	21d	1	1.12mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	43d	1	1.17mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	1.17mi
642 Maplewood Dr Bonaire, GA	3.0	2.0	1100	$1,400	$1.27	43d	1	1.23mi
615 Cedarwood Dr Unit 504 Bonaire, GA	2.0	1.0	704	$950	$1.35	43d	1	1.27mi
615 Cedarwood Dr Unit 611 Bonaire, GA	3.0	1.0	902	$1,095	$1.21	21d	1	1.27mi
627 Maplewood Dr Bonaire, GA	3.0	2.0	1080	$975	$0.90	21d	1	1.30mi
614 Cedarwood Dr Bonaire, GA	3.0	1.0	902	$925	$1.03	21d	1	1.31mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	43d	1	1.40mi
114 Forrester Dr Warner Robins, GA	3.0	1.0	810	$1,100	$1.36	43d	1	1.48mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $178,000 Under Contract 10 DOM
2. 2026-06-10
   days on market $178,000 Active Under Contract 8 DOM
3. 2026-06-09
   days on market $178,000 Active Under Contract 7 DOM
4. 2026-06-08
   days on market $178,000 Active Under Contract 6 DOM
5. 2026-06-07
   statusdays on market $178,000 Active Under Contract 5 DOM
6. 2026-06-05
   days on market $178,000 New 2 DOM
7. 2026-06-03
   remarks 699-char remark
8. 2026-06-03
   listed $178,000 New 1 DOM

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,638 · $136/mo
• Expected delta: +$535/yr (+$45/mo · 48.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,624
• − Mortgage interest: −$9,971
• − Property taxes: −$1,103
• − Insurance: −$890
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$5,178
• Taxable loss: −$3,178
• Est. tax savings @ 24.0%: +$763
• After-tax cash flow: $701/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

+184.4% since first listed

18 events — show timeline

• 2026-06-02 Listed $178,000 CGMLS
• 2026-06-01 Listed $178,000 GAMLS
• 2022-01-28 Sold (Public Records) $125,000 Public Records
• 2022-01-28 Sold (MLS) $125,000 CGMLS
• 2022-01-28 Sold (MLS) $125,000 MGMLS
• 2022-01-28 Sold (MLS) $125,000 GAMLS
• 2021-12-28 Pending — GAMLS
• 2021-12-27 Relisted — GAMLS
• 2021-12-25 Listing Removed — GAMLS
• 2021-12-20 Pending — GAMLS
• 2021-12-20 Relisted — GAMLS
• 2021-12-17 Listing Removed — GAMLS
• 2021-12-03 Pending — GAMLS
• 2021-11-29 Listed $135,000 CGMLS
• 2021-11-29 Listed $135,000 MGMLS
• 2021-11-28 Listed $135,000 GAMLS
• 2007-09-13 Sold (Public Records) $75,000 Public Records
• 1988-12-01 Sold (Public Records) $62,593 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,103 · +11.3% YoY. Source: county tax records.