100 Crestmont Ct · Warner Robins, GA 31008

$120,000

3 bd · 2.0 ba · 1,512 sqft · Other public records · 20 Days on market

Built 2002 0.41 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity with a tenant already in place paying $1200 per month. This 3-bedroom, 2-bath home offers immediate rental income and strong investment potential. The home sits on its own land with no lot rent, providing additional long-term benefits for investors. The current lease is month to month. Please do not disturb the tenants. Showings are available by appointment only.

Key facts

• No lot rent
• Own land
• Long term benefits

Tags

• INVESTMENT OPPORTUNITY
• IMMEDIATE RENTAL INCOME
• STRONG INVESTMENT POTENTIAL
• OWN LAND
• NO LOT RENT
• LONG TERM BENEFITS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Manufactured single-family residence; Resale property; Facing information not provided
• Construction: Built in 2002; Vinyl siding; Composition roof
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Family room; Crawl space foundation
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 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: Eagle Springs Elementary (math 45% / reading 47%, grade D-, #316 of 1,228 statewide, top 26%, 704 students, 66% FRL); Thomson Middle School (math 29% / reading 34%, grade F, #234 of 470 statewide, top 50%, 736 students, 84% FRL); Northside High School (math 5% / reading 21%, grade F, #331 of 424 statewide, top 78%, 1,959 students, 84% FRL) — zoned schools average 78% FRL vs 46% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Houston County average; the district grade overstates school quality for this exact location.
• Market conditions: 210 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $16k; list at $120k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.70×
• Total profit: $23,669
• Equity at exit: $17,892

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $76,030
• Equity at exit: $10,375

Cash invested: $33,600 (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 31008

• Home prices YoY: -18.1%
• Active inventory: 210
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$629
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $677

Break-even live

Break-even rent $922

Max offer price $120,000

Occupancy floor 57%

Sensitivity live

Price	-10% $745	-5% $711	+0% $677	+5% $644	+10% $610
Rent	-10% $537	-5% $607	+0% $677	+5% $748	+10% $818
Rate	-1.0pp $738	-0.5pp $708	base $677	+0.5pp $646	+1.0pp $615

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Madison Place Pkwy Byron, GA	3.0	2.0	1341	$2,000	$1.49	15d	1	0.15mi
415 Covington Cv Byron, GA	4.0	2.0	1472	$1,820	$1.24	15d	1	0.22mi
302 Timberwind Dr Byron, GA	3.0	2.0	1449	$1,500	$1.04	15d	1	0.28mi
307 Timberwind Dr Byron, GA	3.0	2.5	1908	$1,850	$0.97	15d	1	0.30mi
213 Merlot Dr Byron, GA	2.0	2.0	1632	$1,500	$0.92	45d	1	0.33mi
206 Beau Claire Cir Byron, GA	4.0	3.0	2145	$1,950	$0.91	45d	1	0.54mi
800 Gunn Rd Centerville, GA	1.0–3.0	1.0–2.0	1100	$1,715	$1.56	15d	2	0.61mi
3415 US Highway 41 N Byron, GA	2.0	2.0	1170	$1,490	$1.27	15d	15	0.71mi
104 Village Walk Centerville, GA	3.0	2.0	1887	$1,950	$1.03	45d	1	0.74mi
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,400	$0.79	22d	1	0.82mi
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,500	$0.84	45d	1	0.82mi
100 Place Dr Byron, GA	1.0–3.0	1.0–2.0	1099	$1,925	$1.75	15d	41	1.03mi
115 Tom Chapman Blvd Warner Robins, GA	1.0–3.0	1.0–2.0	1066	$1,632	$1.53	15d	10	1.10mi
807 Citrona Dr Byron, GA	4.0	2.5	2164	$2,020	$0.93	45d	1	1.20mi
807 Citrona Dr Byron, GA	4.0	2.5	2164	$2,020	$0.93	22d	1	1.20mi
156 Amelia Dr Byron, GA	4.0	3.0	2200	$2,300	$1.05	15d	1	1.26mi
114 Tahoe Ln Warner Robins, GA	3.0	2.0	1349	$1,800	$1.33	45d	1	1.33mi
110 Sea Oaks Ct Byron, GA	3.0	2.0	2055	$2,050	$1.00	45d	1	1.34mi

Listing history 16 events

1. 2026-06-21
   days on market $120,000 Active 20 DOM
2. 2026-06-19
   days on market $120,000 Active 18 DOM
3. 2026-06-18
   days on market $120,000 Active 17 DOM
4. 2026-06-17
   days on market $120,000 Active 16 DOM
5. 2026-06-16
   days on market $120,000 Active 15 DOM
6. 2026-06-15
   statusdays on market $120,000 Active 14 DOM
7. 2026-06-14
   days on market $120,000 New 12 DOM
8. 2026-06-13
   days on market $120,000 New 11 DOM
9. 2026-06-10
   days on market $120,000 New 9 DOM
10. 2026-06-09
    days on market $120,000 New 8 DOM
11. 2026-06-08
    days on market $120,000 New 7 DOM
12. 2026-06-07
    days on market $120,000 New 6 DOM
13. 2026-06-05
    days on market $120,000 New 3 DOM
14. 2026-06-03
    days on market $120,000 New 2 DOM
15. 2026-06-02
    remarks 398-char remark
16. 2026-06-02
    listed $120,000 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: $591 · $49/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$513/yr (+$43/mo · 86.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,358
• − Mortgage interest: −$6,722
• − Property taxes: −$591
• − Insurance: −$600
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$3,491
• Taxable income: $6,536
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $6,561/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
• City population: 92,102
• Population (ZIP): 20,882

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: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -45.93%
• Current HPI: 208.0889
• Rent YoY: —
• Metro: —
• 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

+650.0% since first listed

6 events — show timeline

• 2026-05-30 Listed $120,000 GAMLS
• 2024-11-16 Delisted — CGMLS
• 2024-11-15 Listing Removed — GAMLS
• 2024-05-16 Listed $120,000 CGMLS
• 2024-05-15 Listed $120,000 GAMLS
• 2002-06-12 Sold (Public Records) $16,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $591 · +6.4% YoY. Source: county tax records.