216 Hickory Glen Gln · Centerville, GA 31208

$129,800

3 bd · 2.0 ba · 1,670 sqft · SingleFamily public records · 32 Days on market

Built 1978 0.38 ac lot $78/sqft · 31% below area Est $187k · 31% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3-bedroom, 2-bath brick home located in desirable Centerville, GA! This property offers a fantastic opportunity for homeowners or investors alike, being sold as-is with all belongings to convey—making it truly move-in ready or rental-ready from day one. The home features a newer roof and solar panels, helping keep energy costs down while adding long-term value. INVESTOR or Rehab Special: Enjoy the fenced-in backyard, perfect for pets, entertaining, or relaxing in your own private outdoor space. Conveniently situated near an up-and-coming area with new construction by Lennar Homes, this location offers exciting growth potential and increasing property values. Whether you&rsquo

Key facts

• Newer roof
• Fenced-in backyard
• Solar panels

Tags

• FENCED-IN BACKYARD
• NEWER ROOF
• SOLAR PANELS
• PRIVATE OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached garage (2 covered spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Fenced lot; No pool

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (see remarks)
• Interior features: Storage; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

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); Warner Robins Middle School (math 25% / reading 37%, grade F, #237 of 470 statewide, top 51%, 813 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: 1 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($897 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $72k; list at $130k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $125,906 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (median comp): $187,081
• List price: $129,800
• Delta: -30.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Scarborough Rd	0.25mi	3/2.0	1,761 (+5%)	2mo	$225,000	$128	78
110 Monteigo Ct	0.33mi	3/2.0	1,754 (+5%)	4mo	$215,000	$123	72
210 Webb St	0.42mi	3/2.0	1,600 (-4%)	2mo	$235,000	$147	72
102 Monteigo Ct	0.38mi	3/2.0	1,742 (+4%)	5mo	$145,000	$83	71
227 Crestwood Cir	0.61mi	3/2.0	1,652 (-1%)	1mo	$170,000	$103	69
303 Woodhaven Rd	0.48mi	3/2.0	1,584 (-5%)	1mo	$218,000	$138	69
103 Persimmon Glen Ct	0.25mi	3/2.0	1,436 (-14%)	5mo	$130,000	$91	60
106 Crestwood Rd	0.65mi	3/2.0	1,572 (-6%)	0mo	$236,000	$150	60
107 Stonefield Ct	0.44mi	3/2.5	1,468 (-12%)	6mo	$170,000	$116	52
104 Cedar Glen Ct	0.69mi	3/2.0	1,791 (+7%)	8mo	$256,000	$143	49
123 Meriwood Dr	0.70mi	4/2.0 (+1)	1,791 (+7%)	5mo	$219,000	$122	46
106 Tor Dr. Dr	0.73mi	3/2.0	1,920 (+15%)	6mo	$216,000	$113	36

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: 20.5%
• Equity multiple: 2.17×
• Total profit: $42,355
• Equity at exit: $58,364

10-year hold

• IRR: 21.6%
• Equity multiple: 4.12×
• Total profit: $113,344
• Equity at exit: $89,945

Cash invested: $36,344 (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 31208

• Active inventory: 1
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$681
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $420

Break-even live

Break-even rent $1,078

Max offer price $129,800

Occupancy floor 69%

Sensitivity live

Price	-10% $493	-5% $456	+0% $420	+5% $383	+10% $346
Rent	-10% $292	-5% $356	+0% $420	+5% $483	+10% $547
Rate	-1.0pp $485	-0.5pp $453	base $420	+0.5pp $386	+1.0pp $352

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: $32,450
• Closing costs: $3,894
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Fieldstone Rd Warner Robins, GA	3.0	2.0	1339	$1,625	$1.21	45d	1	0.33mi
213 Webb St Warner Robins, GA	3.0	2.0	1152	$1,600	$1.39	22d	1	0.44mi
108 Stonefield Ct Warner Robins, GA	3.0	2.0	1483	$1,475	$0.99	45d	1	0.49mi
106 Scarborough Rd Centerville, GA	3.0	2.0	1471	$1,400	$0.95	22d	1	0.49mi
104 Woodcarver Trl Warner Robins, GA	3.0	2.0	1300	$1,600	$1.23	15d	1	0.76mi
210 Surrey Dr Warner Robins, GA	3.0	2.0	1620	$1,600	$0.99	22d	1	0.98mi
103 Abney Ct Centerville, GA	3.0	2.0	1500	$1,800	$1.20	22d	1	1.03mi
208 Wray St Warner Robins, GA	3.0	2.0	1509	$1,700	$1.13	15d	1	1.04mi
111 Hawthorne Rd Warner Robins, GA	3.0	2.0	1551	$1,500	$0.97	45d	1	1.29mi
501 Pinecrest Dr Warner Robins, GA	4.0	2.0	1818	$2,100	$1.16	45d	1	1.34mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	22d	1	1.37mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	45d	1	1.37mi

Listing history 13 events

1. 2026-06-21
   days on market $129,800 Active 32 DOM
2. 2026-06-19
   days on market $129,800 Active 30 DOM
3. 2026-06-18
   days on market $129,800 Active 29 DOM
4. 2026-06-17
   days on market $129,800 Active 28 DOM
5. 2026-06-16
   days on market $129,800 Active 27 DOM
6. 2026-06-15
   days on market $129,800 Active 26 DOM
7. 2026-06-14
   days on market $129,800 Active 24 DOM
8. 2026-06-13
   pricedays on market $129,800 Active 23 DOM
9. 2026-06-10
   statusdays on market $134,800 Active 21 DOM
10. 2026-05-07
    status Pending 932-char remark
11. 2026-04-17
    listed $134,800 Active 932-char remark
12. 1990-07-23
    soldstatus $71,500
13. 1978-02-28
    soldstatus $44,000

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $1,401 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $19,307
• − Mortgage interest: −$7,271
• − Property taxes: −$1,401
• − Insurance: −$649
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$3,776
• Taxable income: $3,121
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $4,286/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+195.0% since first listed

6 events — show timeline

• 2026-06-10 Price Changed $129,800 CGMLS
• 2026-06-09 Relisted — CGMLS
• 2026-05-07 Pending — CGMLS
• 2026-04-17 Listed $134,800 CGMLS
• 1990-07-23 Sold (Public Records) $71,500 Public Records
• 1978-02-28 Sold (Public Records) $44,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,401 · +8.4% YoY. Source: county tax records.