146 Stoneridge Dr · Warner Robins, GA 31088

$114,900

3 bd · 2.5 ba · 1,366 sqft · SingleFamily public records · 135 Days on market

Built 1974 $84/sqft · 10% above area Est $100k · 14% over $21/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +8.5/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

End Unit! Great location. Short drive to Robins AFB and shopping. Your new home has been professionally cleaned and ready for you to enjoy and ready for your personal touches.

Key facts

• End unit
• Great location
• $21 HOA

Tags

• END UNIT
• GREAT LOCATION
• PROFESSIONALLY CLEANED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $794 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $14k (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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
9. 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.
10. 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: 1.35% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.30%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $100,423
• List price: $114,900
• Delta: 14.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Atrium Ct	0.09mi	3/2.0	1,470 (+8%)	2mo	$177,000	$120	80
105 Marvin Blvd	0.24mi	4/2.0 (+1)	1,352 (-1%)	3mo	$150,000	$111	78
104 Crossing Pl	0.56mi	3/2.0	1,340 (-2%)	4mo	$228,000	$170	66
113 Woodfield Dr	0.55mi	3/2.0	1,432 (+5%)	1mo	$215,000	$150	64
132 Lake Pointe Dr	0.65mi	2/2.0 (-1)	1,358 (-1%)	1mo	$173,900	$128	61
103 Woodfield Dr	0.59mi	3/2.0	1,279 (-6%)	2mo	$187,000	$146	58
114 Windsor Dr	0.68mi	3/2.0	1,445 (+6%)	3mo	$180,000	$125	54
217 Station Way	0.63mi	3/2.0	1,480 (+8%)	3mo	$225,000	$152	52
209 Tracy Ter	0.52mi	4/2.0 (+1)	1,535 (+12%)	2mo	$205,000	$134	47
112 Friar Tuck Ave	0.71mi	3/2.0	1,505 (+10%)	2mo	$269,999	$179	46
201 Sonja Dr	0.69mi	3/2.0	1,196 (-12%)	1mo	$167,000	$140	45
205 Sonja Dr	0.66mi	3/2.0	1,196 (-12%)	3mo	$145,000	$121	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: 8.5%
• Equity multiple: 1.33×
• Total profit: $10,568
• Equity at exit: $17,132

10-year hold

• IRR: 16.6%
• Equity multiple: 2.28×
• Total profit: $41,195
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$603
• Tax from tax record: −$66 /mo · $789/yr
• Insurance: −$48
• HOA: −$21
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $491

Break-even live

Break-even rent $933

Max offer price $114,900

Occupancy floor 63%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.02mi
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	0.62mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	21d	1	0.63mi
121 Highland Dr Warner Robins, GA	3.0	2.0	1712	$1,795	$1.05	43d	1	0.63mi
218 Tallulah Trl Warner Robins, GA	2.0	2.0	1050	$1,200	$1.14	43d	1	0.64mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	43d	1	0.74mi
510 Leisure Lake Dr Warner Robins, GA	3.0	2.0	1230	$1,650	$1.34	21d	1	0.74mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	43d	1	0.87mi
605 S Pleasant Hill Rd Warner Robins, GA	3.0	1.0	1326	$1,150	$0.87	21d	1	0.87mi
800 Leisure Lake Dr Warner Robins, GA	1.0–2.0	1.0–2.0	950	$1,365	$1.44	13d	34	0.89mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	13d	1	0.93mi
115 Cheryl Blvd Warner Robins, GA	3.0	2.0	1328	$1,500	$1.13	21d	1	0.93mi
132 Cathy Ct Warner Robins, GA	3.0	1.5	1428	$1,450	$1.02	21d	1	0.95mi
132 Cathy Ct Warner Robins, GA	3.0	2.0	1428	$1,450	$1.02	13d	1	0.95mi
251 Randy Cir Warner Robins, GA	3.0	2.0	1025	$1,275	$1.24	21d	1	0.99mi
202 Self St Warner Robins, GA	3.0	2.0	1294	$1,450	$1.12	43d	1	1.08mi
1311 Alma Ave Warner Robins, GA	3.0	1.0	1073	$1,150	$1.07	43d	1	1.11mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$2,000	$1.19	43d	1	1.11mi
106 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,950	$1.16	13d	1	1.11mi
204 Ashby Way Warner Robins, GA	3.0	2.0	1251	$1,395	$1.12	43d	1	1.12mi
109 Leisure Pointe Cv Warner Robins, GA	4.0	2.5	1682	$1,925	$1.14	43d	1	1.13mi
337 Mary Ln Warner Robins, GA	3.0	2.0	1411	$1,500	$1.06	13d	1	1.15mi
341 Mary Ln Warner Robins, GA	3.0	2.0	1413	$1,350	$0.96	21d	1	1.16mi
103 Dellwood Cir Warner Robins, GA	2.0	1.0	1000	$1,050	$1.05	21d	1	1.27mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	43d	1	1.29mi
125 Briarcliff Rd Warner Robins, GA	3.0	1.5	1242	$1,325	$1.07	21d	1	1.29mi
1103 Corder Rd Warner Robins, GA	1.0–2.0	1.0	840	$1,275	$1.52	21d	3	1.38mi
305 Sparta St Warner Robins, GA	3.0	1.0	1198	$1,200	$1.00	43d	1	1.46mi
211 Laverne Dr Warner Robins, GA	3.0	2.0	1431	$1,395	$0.97	13d	1	1.48mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 28 events

1. 2026-06-19
   days on market $114,900 Active 135 DOM
2. 2026-06-18
   days on market $114,900 Active 134 DOM
3. 2026-06-17
   days on market $114,900 Active 133 DOM
4. 2026-06-16
   days on market $114,900 Active 132 DOM
5. 2026-06-15
   days on market $114,900 Active 131 DOM
6. 2026-06-14
   days on market $114,900 Active 129 DOM
7. 2026-06-13
   days on market $114,900 Active 128 DOM
8. 2026-06-10
   days on market $114,900 Active 126 DOM
9. 2026-06-09
   days on market $114,900 Active 125 DOM
10. 2026-06-08
    days on market $114,900 Active 124 DOM
11. 2026-06-07
    days on market $114,900 Active 123 DOM
12. 2026-06-05
    days on market $114,900 Active 120 DOM
13. 2026-06-03
    days on market $114,900 Active 119 DOM
14. 2026-06-02
    days on market $114,900 Active 118 DOM
15. 2026-06-01
    days on market $114,900 Active 117 DOM
16. 2026-05-31
    days on market $114,900 Active 116 DOM
17. 2026-05-30
    days on market $114,900 Active 115 DOM
18. 2026-05-08
    price $114,900 175-char remark

    Show marketing remark (175 chars)

    End Unit! Great location. Short drive to Robins AFB and shopping. Your new home has been professionally cleaned and ready for you to enjoy and ready for your personal touches.

19. 2026-05-08
    price $114,900 175-char remark

    Show marketing remark (175 chars)

    End Unit! Great location. Short drive to Robins AFB and shopping. Your new home has been professionally cleaned and ready for you to enjoy and ready for your personal touches.

20. 2026-04-06
    price $119,000 175-char remark

    Show marketing remark (175 chars)

    End Unit! Great location. Short drive to Robins AFB and shopping. Your new home has been professionally cleaned and ready for you to enjoy and ready for your personal touches.

21. 2026-04-06
    price $119,000 175-char remark

    Show marketing remark (175 chars)

    End Unit! Great location. Short drive to Robins AFB and shopping. Your new home has been professionally cleaned and ready for you to enjoy and ready for your personal touches.

22. 2026-03-03
    price $124,000 175-char remark

    Show marketing remark (175 chars)

    End Unit! Great location. Short drive to Robins AFB and shopping. Your new home has been professionally cleaned and ready for you to enjoy and ready for your personal touches.

23. 2026-03-03
    price $124,000 175-char remark

    Show marketing remark (175 chars)

    End Unit! Great location. Short drive to Robins AFB and shopping. Your new home has been professionally cleaned and ready for you to enjoy and ready for your personal touches.

24. 2026-02-02
    listed $129,000 New 175-char remark

    Show marketing remark (175 chars)

    End Unit! Great location. Short drive to Robins AFB and shopping. Your new home has been professionally cleaned and ready for you to enjoy and ready for your personal touches.

25. 2026-02-02
    listed $129,000 Active 175-char remark

    Show marketing remark (175 chars)

    End Unit! Great location. Short drive to Robins AFB and shopping. Your new home has been professionally cleaned and ready for you to enjoy and ready for your personal touches.

26. 2022-07-14
    soldstatus $100,000
27. 2022-07-12
    soldstatus $100,000
28. 2022-06-03
    listed $100,000

ⓘ 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: $789 · $66/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$268/yr (+$22/mo · 34.0%)

ⓘ 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: $18,650
• − Mortgage interest: −$6,436
• − Property taxes: −$789
• − Insurance: −$574
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − HOA: −$252
• − Depreciation: −$3,343
• Taxable income: $4,272
• Est. tax owed @ 24.0%: −$1,025
• After-tax cash flow: $4,863/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

+14.9% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $114,900 MGMLS
• 2026-05-08 Price Changed $114,900 GAMLS
• 2026-04-06 Price Changed $119,000 MGMLS
• 2026-04-06 Price Changed $119,000 GAMLS
• 2026-03-03 Price Changed $124,000 MGMLS
• 2026-03-03 Price Changed $124,000 GAMLS
• 2026-02-02 Listed $129,000 MGMLS
• 2026-02-02 Listed $129,000 GAMLS
• 2022-07-14 Sold (Public Records) $100,000 Public Records
• 2022-07-12 Sold (MLS) $100,000 CGMLS
• 2022-06-03 Listed $100,000 CGMLS

Property tax history

+4.9%/yr

Latest (2025): $789 · +5.7% YoY. Source: county tax records.