124 Cascades Ct · Warner Robins, GA 31005

$298,900

3 bd · 2.0 ba · 1,916 sqft · SingleFamily public records · 71 Days on market

Built 2019 10,018 sqft lot $156/sqft · at area comps Est $292k · at est. $10/mo HOA

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Why this score? — see what drove the F 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 +9.1/30.0
• ARV discount +6.4/15.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful home in the Cottages at Blue Ridge subdivision in Bonaire, GA. Offering 1,916 square feet of thoughtfully designed living space, this home features an open split bedroom floor plan, high ceilings, and abundant natural light throughout. The spacious kitchen is a chef’s dream, complete with granite counter tops, stainless steel appliances, and a large island that is perfect for entertaining. The living room is warm and inviting with coffered ceiling which help absorb sound and reduce noise levels and echoes in a room. There is an electric fireplace, plus newer luxury vinyl plank flooring throughout the main living areas. The primary suite provides a relaxing retreat with a barn door leading to a luxurious en suite bath and a huge walk in closet. Additional bedrooms are generously sized and offer flexibility for any lifestyle, with one ideal for a home office. A convenient mud bench is located at the garage entry. Step outside to enjoy the covered patio and fenced backyard, perfect for taking in Georgia’s beautiful seasons. Conveniently located near Robins Air Force Base, top rated schools, shopping, and dining, this home is a must see. Don’t miss your opportunity to make it yours--call Tuti Hawkins at 478-317-0044 to schedule a private tour today!

Key facts

• Spacious kitchen
• Large island
• Granite counter tops

Tags

• SPACIOUS KITCHEN
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• COFFERED CEILING
• ELECTRIC FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (29.4% below list).
• Recommended offer: $211k (29.4% below list) — sets the bar for 1% rule.

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 fast (+4.5%/yr); 239 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 71 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,089 (29.4% 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 71 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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: 0.71% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $291,804
• List price: $298,900
• Delta: 2.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Adirondac Way	0.07mi	4/2.0 (+1)	1,843 (-4%)	5mo	$305,000	$165	81
113 Amargosa Pl	0.21mi	3/2.0	1,787 (-7%)	6mo	$298,000	$167	74
901 Adirondac Way	0.14mi	3/2.0	1,753 (-8%)	9mo	$283,000	$161	72
1406 Adirondac Way	0.10mi	4/2.0 (+1)	1,774 (-7%)	10mo	$290,055	$164	70
1406 Adirondac Way	0.15mi	4/2.0 (+1)	1,774 (-7%)	10mo	$290,055	$164	68
907 Adirondac Way	0.12mi	3/2.0	1,682 (-12%)	10mo	$275,000	$163	66
1400 Adirondac Way	0.16mi	3/2.0	1,714 (-10%)	11mo	$270,020	$158	66
109 Ike Ct	0.24mi	3/2.0	1,714 (-10%)	11mo	$274,750	$160	62
113 Sutter Butte Pl	0.21mi	4/3.0 (+1)	1,754 (-8%)	7mo	$299,900	$171	62
103 Cascades Ct	0.14mi	3/2.0	1,638 (-14%)	10mo	$276,900	$169	62
116 Garrett Ln	0.24mi	3/2.5	1,679 (-12%)	9mo	$287,000	$171	59
116 Fortune Way	0.53mi	3/3.0	2,188 (+14%)	1mo	$369,900	$169	47

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 · 4.53% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.28×
• Total profit: $-59,926
• Equity at exit: $44,567

10-year hold

• IRR: -10.7%
• Equity multiple: 0.31×
• Total profit: $-57,458
• Equity at exit: $25,843

Cash invested: $83,692 (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 31005

• Home prices YoY: -17.1%
• Rents YoY: 4.5%
• Active inventory: 239
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$1,567
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$125
• HOA: −$10
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-231

Break-even live

Break-even rent $2,403

Max offer price $258,072

Occupancy floor —

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: $74,725
• Closing costs: $8,967
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Alton Tucker SR Blvd Bonaire, GA	3.0	2.0	1344	$2,195	$1.63	43d	1	0.92mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: electric

Listing history 40 events

1. 2026-06-19
   days on market $298,900 Active 71 DOM
2. 2026-06-18
   days on market $298,900 Active 70 DOM
3. 2026-06-17
   days on market $298,900 Active 69 DOM
4. 2026-06-16
   days on market $298,900 Active 68 DOM
5. 2026-06-15
   days on market $298,900 Active 67 DOM
6. 2026-06-14
   days on market $298,900 Active 65 DOM
7. 2026-06-13
   days on market $298,900 Active 64 DOM
8. 2026-06-10
   days on market $298,900 Active 62 DOM
9. 2026-06-09
   days on market $298,900 Active 61 DOM
10. 2026-06-08
    days on market $298,900 Active 60 DOM
11. 2026-06-07
    days on market $298,900 Active 59 DOM
12. 2026-06-05
    days on market $298,900 Active 56 DOM
13. 2026-06-03
    days on market $298,900 Active 55 DOM
14. 2026-06-02
    days on market $298,900 Active 54 DOM
15. 2026-06-01
    days on market $298,900 Active 53 DOM
16. 2026-05-31
    days on market $298,900 Active 52 DOM
17. 2026-05-30
    days on market $298,900 Active 51 DOM
18. 2026-05-18
    price $298,900 1309-char remark

    Show marketing remark (1309 chars)

    Welcome to this beautiful home in the Cottages at Blue Ridge subdivision in Bonaire, GA. Offering 1,916 square feet of thoughtfully designed living space, this home features an open split bedroom floor plan, high ceilings, and abundant natural light throughout. The spacious kitchen is a chef’s dream, complete with granite counter tops, stainless steel appliances, and a large island that is perfect for entertaining. The living room is warm and inviting with coffered ceiling which help absorb sound and reduce noise levels and echoes in a room. There is an electric fireplace, plus newer luxury vinyl plank flooring throughout the main living areas. The primary suite provides a relaxing retreat with a barn door leading to a luxurious en suite bath and a huge walk in closet. Additional bedrooms are generously sized and offer flexibility for any lifestyle, with one ideal for a home office. A convenient mud bench is located at the garage entry. Step outside to enjoy the covered patio and fenced backyard, perfect for taking in Georgia’s beautiful seasons. Conveniently located near Robins Air Force Base, top rated schools, shopping, and dining, this home is a must see. Don’t miss your opportunity to make it yours--call Tuti Hawkins at 478-317-0044 to schedule a private tour today!

19. 2026-05-08
    price $298,900 1235-char remark

    Show marketing remark (1235 chars)

    Welcome to this beautiful home in the Cottages at Blue Ridge subdivision in Bonaire, GA. Offering 1,916 square feet of thoughtfully designed living space, this home features an open split bedroom floor plan, high ceilings, and abundant natural light throughout. The spacious kitchen is a chef's dream, complete with granite counter tops, stainless steel appliances, and a large island that is perfect for entertaining. The living room is warm and inviting with coffered ceiling which help absorb sound and reduce noise levels and echoes in a room. There is an electric fireplace, plus newer luxury vinyl plank flooring throughout the main living areas. The primary suite provides a relaxing retreat with a barn door leading to a luxurious en suite bath and a huge walk in closet. Additional bedrooms are generously sized and offer flexibility for any lifestyle, with one ideal for a home office. A convenient mud bench is located at the garage entry. Step outside to enjoy the covered patio and fenced backyard, perfect for taking in Georgia's beautiful seasons. Conveniently located near Robins Air Force Base, top rated schools, shopping, and dining, this home is a must see. Don't miss your opportunity to make it yours.

20. 2026-04-09
    listed $309,900 Active 1309-char remark

    Show marketing remark (1309 chars)

    Welcome to this beautiful home in the Cottages at Blue Ridge subdivision in Bonaire, GA. Offering 1,916 square feet of thoughtfully designed living space, this home features an open split bedroom floor plan, high ceilings, and abundant natural light throughout. The spacious kitchen is a chef’s dream, complete with granite counter tops, stainless steel appliances, and a large island that is perfect for entertaining. The living room is warm and inviting with coffered ceiling which help absorb sound and reduce noise levels and echoes in a room. There is an electric fireplace, plus newer luxury vinyl plank flooring throughout the main living areas. The primary suite provides a relaxing retreat with a barn door leading to a luxurious en suite bath and a huge walk in closet. Additional bedrooms are generously sized and offer flexibility for any lifestyle, with one ideal for a home office. A convenient mud bench is located at the garage entry. Step outside to enjoy the covered patio and fenced backyard, perfect for taking in Georgia’s beautiful seasons. Conveniently located near Robins Air Force Base, top rated schools, shopping, and dining, this home is a must see. Don’t miss your opportunity to make it yours--call Tuti Hawkins at 478-317-0044 to schedule a private tour today!

21. 2026-03-05
    listed $309,900 New 1235-char remark

    Show marketing remark (1235 chars)

    Welcome to this beautiful home in the Cottages at Blue Ridge subdivision in Bonaire, GA. Offering 1,916 square feet of thoughtfully designed living space, this home features an open split bedroom floor plan, high ceilings, and abundant natural light throughout. The spacious kitchen is a chef's dream, complete with granite counter tops, stainless steel appliances, and a large island that is perfect for entertaining. The living room is warm and inviting with coffered ceiling which help absorb sound and reduce noise levels and echoes in a room. There is an electric fireplace, plus newer luxury vinyl plank flooring throughout the main living areas. The primary suite provides a relaxing retreat with a barn door leading to a luxurious en suite bath and a huge walk in closet. Additional bedrooms are generously sized and offer flexibility for any lifestyle, with one ideal for a home office. A convenient mud bench is located at the garage entry. Step outside to enjoy the covered patio and fenced backyard, perfect for taking in Georgia's beautiful seasons. Conveniently located near Robins Air Force Base, top rated schools, shopping, and dining, this home is a must see. Don't miss your opportunity to make it yours.

22. 2025-07-08
    historical
23. 2025-04-09
    price $315,000
24. 2025-04-09
    price $315,000
25. 2025-03-22
    price $319,900
26. 2025-03-21
    price $319,900
27. 2025-02-25
    price $324,900
28. 2025-02-18
    listed $324,900 New
29. 2023-07-04
    historical
30. 2023-04-03
    soldstatus $299,999 Sold
31. 2023-04-03
    soldstatus $299,999 Closed
32. 2023-04-03
    soldstatus $300,000
33. 2023-03-20
    status Under Contract
34. 2023-03-20
    status Pending
35. 2023-03-06
    listed $299,999 New
36. 2023-03-06
    listed $299,999 Active
37. 2020-04-13
    soldstatus $222,300
38. 2020-03-07
    historical
39. 2019-09-06
    listed $222,300
40. 2019-09-06
    listed $222,300

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,750 · $229/mo
• Expected delta: +$389/yr (+$32/mo · 16.5%)

ⓘ 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 5/10 Major
• 🌡 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,331
• − Mortgage interest: −$16,743
• − Property taxes: −$2,361
• − Insurance: −$1,494
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − HOA: −$120
• − Depreciation: −$8,695
• Taxable loss: −$8,136
• Est. tax savings @ 24.0%: +$1,953
• After-tax cash flow: $-821/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): 22,063
• Household income: $110,461
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 212.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 11% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Salvadoran 1%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▼ -43.85%
• Current HPI: 213.0605
• Rent YoY: ▲ 4.53%
• 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

+34.5% since first listed

23 events — show timeline

• 2026-05-18 Price Changed $298,900 CGMLS
• 2026-05-08 Price Changed $298,900 GAMLS
• 2026-04-09 Listed $309,900 CGMLS
• 2026-03-05 Listed $309,900 GAMLS
• 2025-07-08 Listing Removed — GAMLS
• 2025-04-09 Price Changed $315,000 CGMLS
• 2025-04-09 Price Changed $315,000 GAMLS
• 2025-03-22 Price Changed $319,900 GAMLS
• 2025-03-21 Price Changed $319,900 CGMLS
• 2025-02-25 Price Changed $324,900 CGMLS
• 2025-02-18 Listed $324,900 GAMLS
• 2023-07-04 Rental Removed — APPFOLIO
• 2023-04-03 Sold (Public Records) $300,000 Public Records
• 2023-04-03 Sold (MLS) $299,999 CGMLS
• 2023-04-03 Sold (MLS) $299,999 GAMLS
• 2023-03-20 Pending — GAMLS
• 2023-03-20 Pending — CGMLS
• 2023-03-06 Listed $299,999 CGMLS
• 2023-03-06 Listed $299,999 GAMLS
• 2020-04-13 Sold (MLS) $222,300 CGMLS
• 2020-03-07 Listing Removed — GAMLS
• 2019-09-06 Listed $222,300 CGMLS
• 2019-09-06 Listed $222,300 GAMLS

Property tax history

+4.9%/yr

Latest (2025): $2,361 · +3.9% YoY. Source: county tax records.