102 Lee St · Centerville, GA 31028

$190,000

3 bd · 1.5 ba · 1,406 sqft · SingleFamily public records · 144 Days on market

Built 1965 0.51 ac lot $135/sqft · 13% above area Est $167k · 13% over

---

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 +19.2/30.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the one you've been looking for. This solid 3-bedroom, 1.5-bath home offers 1,406 SqFt of potential—perfect for buyers ready to add their personal touch and create a dream space. Built on a strong foundation, it’s ready for updates to match your vision (think cosmetic refreshes and modernization). But the real standout? This is truly a buy-one-get-one opportunity! The sale includes the adjacent . 31-acre lot at 117 Wilson Dr, giving you extra land for expansion, gardening, parking, or other future possibilities. Additional highlights include: A two-story detached garage with one-car covered parking accessible from Wilson Dr, with a versatile upper-level workshop/studio space, easily reached from the Lee St backyard—ideal for hobbies, storage, or a home office. Conveniently located in Centerville, this property combines character, extra acreage, and outbuilding flexibility in one unbeatable package. Don’t miss the chance to make it yours—schedule a showing today and start envisioning the possibilities!

Key facts

• Upper-level workshop
• Detached garage
• 0.51 acre lot

Tags

• DETACHED GARAGE
• UPPER-LEVEL WORKSHOP
• OUTBUILDING FLEXIBILITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (8.1% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.8% in Centerville — 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 73/100 on livability (#56 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute 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: Centerville Elementary School (math 50% / reading 49%, grade D, #264 of 1,228 statewide, top 23%, 630 students, 84% 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 84% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 44% district-wide (-13 pts) — the specific schools serving this property underperform the Houston County average; the district grade overstates school quality for this exact location.
• Market conditions: 39 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k 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 144 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $190k implies a 1091% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $167,415
• List price: $190,000
• Delta: 13.49%
• 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
214 Mcvey Trl	0.32mi	3/2.0	1,421 (+1%)	2mo	$238,000	$167	80
111 Mason Dr	0.13mi	3/1.5	1,560 (+11%)	7mo	$155,000	$99	70
409 Davis Dr	0.19mi	3/2.0	1,304 (-7%)	10mo	$184,000	$141	69
115 Montrose Ln	0.39mi	3/2.0	1,489 (+6%)	2mo	$250,000	$168	68
104 Kathryn Pl	0.64mi	3/2.0	1,424 (+1%)	5mo	$235,000	$165	62
708 Houston Lake Blvd	0.28mi	3/2.0	1,232 (-12%)	3mo	$215,000	$175	62
105 Jeanette Pl	0.57mi	3/2.0	1,327 (-6%)	2mo	$215,500	$162	60
407 Collins Ave Ave	0.48mi	3/2.0	1,546 (+10%)	4mo	$149,900	$97	55
101 Huntington Way	0.46mi	3/2.0	1,553 (+10%)	8mo	$240,000	$155	53
103 Ashlund Dr	0.61mi	3/2.0	1,544 (+10%)	6mo	$205,000	$133	48
303 Asbell Way	0.70mi	3/2.0	1,300 (-8%)	9mo	$232,000	$178	46
303 Vanessa Dr	0.56mi	3/2.0	1,581 (+12%)	8mo	$235,000	$149	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-17,782
• Equity at exit: $28,330

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,100
• Equity at exit: $16,428

Cash invested: $53,200 (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 31028

• Home prices YoY: -21.7%
• Active inventory: 39
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$996
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $205

Break-even live

Break-even rent $1,486

Max offer price $190,000

Occupancy floor 83%

Sensitivity live

Price	-10% $313	-5% $259	+0% $205	+5% $151	+10% $98
Rent	-10% $67	-5% $136	+0% $205	+5% $274	+10% $343
Rate	-1.0pp $301	-0.5pp $253	base $205	+0.5pp $156	+1.0pp $106

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Ridgewood Dr Centerville, GA	2.0	2.0	980	$1,050	$1.07	23d	1	0.52mi
103 Abney Ct Centerville, GA	3.0	2.0	1500	$1,800	$1.20	23d	1	0.62mi
114 Tahoe Ln Warner Robins, GA	3.0	2.0	1349	$1,800	$1.33	45d	1	0.72mi
105 Arnold St Centerville, GA	2.0	1.5	1122	$1,295	$1.15	15d	1	0.73mi
431 Sentry Oak Dr Centerville, GA	3.0	2.0	1312	$1,695	$1.29	45d	1	0.74mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	23d	1	0.88mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	45d	1	0.88mi
210 Surrey Dr Warner Robins, GA	3.0	2.0	1620	$1,600	$0.99	23d	1	1.02mi
213 Webb St Warner Robins, GA	3.0	2.0	1152	$1,600	$1.39	23d	1	1.10mi
800 Gunn Rd Centerville, GA	1.0–3.0	1.0–2.0	1100	$1,715	$1.56	15d	2	1.31mi
100 Robins West Pkwy Warner Robins, GA	1.0–2.0	1.0–2.0	982	$1,347	$1.37	15d	7	1.31mi
208 Wray St Warner Robins, GA	3.0	2.0	1509	$1,700	$1.13	15d	1	1.32mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	23d	1	1.39mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	45d	1	1.39mi
117 Wingate Cir Warner Robins, GA	2.0	1.5	1155	$1,425	$1.23	23d	1	1.41mi
111 Hawthorne Rd Warner Robins, GA	3.0	2.0	1551	$1,500	$0.97	45d	1	1.45mi
108 Pershing Place Ct Warner Robins, GA	2.0	2.0	1120	$1,300	$1.16	45d	1	1.49mi

Listing history 20 events

1. 2026-06-16
   days on marketlisting id $190,000 Active 144 DOM
2. 2026-06-16
   days on market $190,000 Active 143 DOM
3. 2026-06-15
   days on market $190,000 Active 142 DOM
4. 2026-06-14
   days on market $190,000 Active 140 DOM
5. 2026-06-13
   days on market $190,000 Active 139 DOM
6. 2026-06-10
   days on market $190,000 Active 137 DOM
7. 2026-06-09
   days on market $190,000 Active 136 DOM
8. 2026-06-08
   days on market $190,000 Active 135 DOM
9. 2026-06-07
   days on market $190,000 Active 134 DOM
10. 2026-06-05
    days on market $190,000 Active 131 DOM
11. 2026-06-03
    days on market $190,000 Active 130 DOM
12. 2026-06-02
    days on market $190,000 Active 129 DOM
13. 2026-06-01
    days on market $190,000 Active 128 DOM
14. 2026-05-31
    days on market $190,000 Active 127 DOM
15. 2026-05-30
    days on market $190,000 Active 126 DOM
16. 2026-04-01
    price $190,000 1054-char remark

    Show marketing remark (1023 chars)

    This is the one you've been looking for. This solid 3-bedroom, 1.5-bath home offers 1,406 SqFt of potential-perfect for buyers ready to add their personal touch and create a dream space. Built on a strong foundation, it's ready for updates to match your vision (think cosmetic refreshes and modernization). But the real standout? This is truly a buy-one-get-one opportunity! The sale includes the adjacent .31-acre lot at 117 Wilson Dr, giving you extra land for expansion, gardening, parking, or other future possibilities. Additional highlights include: A two-story detached garage with one-car covered parking accessible from Wilson Dr, with a versatile upper-level workshop/studio space, easily reached from the Lee St backyard-ideal for hobbies, storage, or a home office. Conveniently located in Centerville, this property combines character, extra acreage, and outbuilding flexibility in one unbeatable package. Don't miss the chance to make it yours-schedule a showing today and start envisioning the possibilities!

17. 2026-04-01
    price $190,000 1023-char remark

    Show marketing remark (1023 chars)

    This is the one you've been looking for. This solid 3-bedroom, 1.5-bath home offers 1,406 SqFt of potential-perfect for buyers ready to add their personal touch and create a dream space. Built on a strong foundation, it's ready for updates to match your vision (think cosmetic refreshes and modernization). But the real standout? This is truly a buy-one-get-one opportunity! The sale includes the adjacent .31-acre lot at 117 Wilson Dr, giving you extra land for expansion, gardening, parking, or other future possibilities. Additional highlights include: A two-story detached garage with one-car covered parking accessible from Wilson Dr, with a versatile upper-level workshop/studio space, easily reached from the Lee St backyard-ideal for hobbies, storage, or a home office. Conveniently located in Centerville, this property combines character, extra acreage, and outbuilding flexibility in one unbeatable package. Don't miss the chance to make it yours-schedule a showing today and start envisioning the possibilities!

18. 2026-01-23
    listed $205,000 Active 1054-char remark

    Show marketing remark (1054 chars)

    This is the one you've been looking for. This solid 3-bedroom, 1.5-bath home offers 1,406 SqFt of potential—perfect for buyers ready to add their personal touch and create a dream space. Built on a strong foundation, it’s ready for updates to match your vision (think cosmetic refreshes and modernization). But the real standout? This is truly a buy-one-get-one opportunity! The sale includes the adjacent . 31-acre lot at 117 Wilson Dr, giving you extra land for expansion, gardening, parking, or other future possibilities. Additional highlights include: A two-story detached garage with one-car covered parking accessible from Wilson Dr, with a versatile upper-level workshop/studio space, easily reached from the Lee St backyard—ideal for hobbies, storage, or a home office. Conveniently located in Centerville, this property combines character, extra acreage, and outbuilding flexibility in one unbeatable package. Don’t miss the chance to make it yours—schedule a showing today and start envisioning the possibilities!

19. 2026-01-14
    listed $205,000 New 1023-char remark

    Show marketing remark (1023 chars)

    This is the one you've been looking for. This solid 3-bedroom, 1.5-bath home offers 1,406 SqFt of potential-perfect for buyers ready to add their personal touch and create a dream space. Built on a strong foundation, it's ready for updates to match your vision (think cosmetic refreshes and modernization). But the real standout? This is truly a buy-one-get-one opportunity! The sale includes the adjacent .31-acre lot at 117 Wilson Dr, giving you extra land for expansion, gardening, parking, or other future possibilities. Additional highlights include: A two-story detached garage with one-car covered parking accessible from Wilson Dr, with a versatile upper-level workshop/studio space, easily reached from the Lee St backyard-ideal for hobbies, storage, or a home office. Conveniently located in Centerville, this property combines character, extra acreage, and outbuilding flexibility in one unbeatable package. Don't miss the chance to make it yours-schedule a showing today and start envisioning the possibilities!

20. 1965-08-25
    soldstatus $15,950

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$566/yr (+$47/mo · 47.9%)

ⓘ 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 · 18 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: $20,950
• − Mortgage interest: −$10,643
• − Property taxes: −$1,182
• − Insurance: −$950
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$5,527
• Taxable loss: −$704
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,631/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 — Centerville

• Score: 73/100
• State rank: #56
• US rank: #5374

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C+ Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerville, GA
• County: Houston County · 157,321 people
• City population: 6,312
• Metro: Warner Robins, GA
• Population (ZIP): 6,645
• Household income: $76,342
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 216.0

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: Black 45% White 41% Asian 6% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Armenian 3% Italian 3% Slovak 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Arabic 3% Other Indo-European 3% Spanish 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: ▼ -59.75%
• Current HPI: 215.7835
• Rent YoY: —
• 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

+1091.2% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $190,000 CGMLS
• 2026-04-01 Price Changed $190,000 GAMLS
• 2026-01-23 Listed $205,000 CGMLS
• 2026-01-14 Listed $205,000 GAMLS
• 1965-08-25 Sold (Public Records) $15,950 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,182 · +21.5% YoY. Source: county tax records.