101 Kent Dr · Centerville, GA 31093

$129,900

3 bd · 2.0 ba · 1,248 sqft · Other public records · 29 Days on market

Built 1981

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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 +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This manufactured home has a carport and a shed in the backyard. It is situated on a spacious .44-acre lot. The house has updated lighting, giving it a bright and modern feel. This home is move-in ready and sold as is, so you can start enjoying your new home immediately. Cash or conventional loans only.Take advantage of this fantastic opportunity!

Key facts

• Move-in ready
• Massive lot
• Turnkey upgrades

Tags

• MOVE-IN READY
• PRIME WARNER ROBINS LOCATION
• MASSIVE LOT
• TOP-RATED SCHOOL DISTRICT
• TURNKEY UPGRADES

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $542 ($6k/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: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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); Northside Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 844 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 (-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: Rents rising (+2.8%/yr); 166 active listings in the ZIP; 6 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 $898 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 + 2.8% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $85k; list at $130k implies a 53% 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 $127,951 (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. 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.
3. 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.
4. 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: 1.29% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.87%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $13,025
• Equity at exit: $19,369

10-year hold

• IRR: 18.1%
• Equity multiple: 2.49×
• Total profit: $54,056
• Equity at exit: $11,231

Cash invested: $36,372 (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 31093

• Rents YoY: 2.8%
• Active inventory: 166
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$681
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $542

Break-even live

Break-even rent $989

Max offer price $129,900

Occupancy floor 63%

Sensitivity live

Price	-10% $615	-5% $578	+0% $542	+5% $505	+10% $468
Rent	-10% $409	-5% $475	+0% $542	+5% $608	+10% $674
Rate	-1.0pp $607	-0.5pp $575	base $542	+0.5pp $508	+1.0pp $474

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Webb St Warner Robins, GA	3.0	2.0	1152	$1,600	$1.39	22d	1	0.50mi
700 Fieldstone Rd Warner Robins, GA	3.0	2.0	1339	$1,625	$1.21	45d	1	1.12mi
103 Abney Ct Centerville, GA	3.0	2.0	1500	$1,800	$1.20	22d	1	1.22mi
108 Stonefield Ct Warner Robins, GA	3.0	2.0	1483	$1,475	$0.99	45d	1	1.34mi
106 Scarborough Rd Centerville, GA	3.0	2.0	1471	$1,400	$0.95	22d	1	1.43mi
1280 Dunbar Rd Warner Robins, GA	2.0–4.0	2.0	1235	$2,052	$1.66	15d	11	1.48mi

Listing history 28 events

1. 2026-06-21
   days on market $129,900 Active 29 DOM
2. 2026-06-19
   days on market $129,900 Active 27 DOM
3. 2026-06-18
   days on market $129,900 Active 26 DOM
4. 2026-06-17
   days on market $129,900 Active 25 DOM
5. 2026-06-16
   days on market $129,900 Active 24 DOM
6. 2026-06-15
   days on market $129,900 Active 23 DOM
7. 2026-06-14
   days on market $129,900 Active 21 DOM
8. 2026-06-13
   days on market $129,900 Active 20 DOM
9. 2026-06-10
   days on market $129,900 Active 18 DOM
10. 2026-06-09
    days on market $129,900 Active 17 DOM
11. 2026-06-08
    days on market $129,900 Active 16 DOM
12. 2026-06-07
    days on market $129,900 Active 15 DOM
13. 2026-06-05
    days on market $129,900 Active 12 DOM
14. 2026-06-03
    days on market $129,900 Active 11 DOM
15. 2026-06-02
    days on market $129,900 Active 10 DOM
16. 2026-06-01
    days on market $129,900 Active 9 DOM
17. 2026-05-31
    days on market $129,900 Active 8 DOM
18. 2026-05-30
    days on market $129,900 Active 7 DOM
19. 2026-05-24
    listed $129,900 Active
20. 2024-05-29
    soldstatus $85,000
21. 2024-05-23
    soldstatus $85,000 Sold 349-char remark

    Show marketing remark (349 chars)

    This manufactured home has a carport and a shed in the backyard. It is situated on a spacious .44-acre lot. The house has updated lighting, giving it a bright and modern feel. This home is move-in ready and sold as is, so you can start enjoying your new home immediately. Cash or conventional loans only.Take advantage of this fantastic opportunity!

22. 2024-05-21
    status Under Contract 349-char remark

    Show marketing remark (349 chars)

    This manufactured home has a carport and a shed in the backyard. It is situated on a spacious .44-acre lot. The house has updated lighting, giving it a bright and modern feel. This home is move-in ready and sold as is, so you can start enjoying your new home immediately. Cash or conventional loans only.Take advantage of this fantastic opportunity!

23. 2024-01-25
    listed $89,000 New 349-char remark

    Show marketing remark (349 chars)

    This manufactured home has a carport and a shed in the backyard. It is situated on a spacious .44-acre lot. The house has updated lighting, giving it a bright and modern feel. This home is move-in ready and sold as is, so you can start enjoying your new home immediately. Cash or conventional loans only.Take advantage of this fantastic opportunity!

24. 2015-11-30
    soldstatus $12,500 192-char remark

    Show marketing remark (192 chars)

    3 bedroom, 2 bath mobile home with front porch, covered rear patio, located in Houston County. See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

25. 2015-11-30
    soldstatus $12,500

    Show marketing remark (192 chars)

    3 bedroom, 2 bath mobile home with front porch, covered rear patio, located in Houston County. See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

26. 2015-10-16
    listed $12,900
27. 2015-10-15
    listed $12,900 192-char remark

    Show marketing remark (192 chars)

    3 bedroom, 2 bath mobile home with front porch, covered rear patio, located in Houston County. See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

28. 1994-05-27
    soldstatus $32,000

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$648/yr (+$54/mo · 118.4%)

ⓘ 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 4/10 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: $20,088
• − Mortgage interest: −$7,276
• − Property taxes: −$547
• − Insurance: −$650
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$3,779
• Taxable income: $4,622
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $5,389/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

• County: Houston County · 157,321 people
• City population: 6,312
• Metro: Warner Robins, GA
• Population (ZIP): 26,872
• Household income: $45,991
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 1516.0

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 0.64)
• Race & ethnicity: Black 47% White 35% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -130.35%
• Current HPI: 222.1627
• Rent YoY: ▲ 2.78%
• 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

+305.9% since first listed

10 events — show timeline

• 2026-05-24 Listed $129,900 FSBO.com
• 2024-05-29 Sold (Public Records) $85,000 Public Records
• 2024-05-23 Sold (MLS) $85,000 GAMLS
• 2024-05-21 Pending — GAMLS
• 2024-01-25 Listed $89,000 GAMLS
• 2015-11-30 Sold (MLS) $12,500 CGMLS
• 2015-11-30 Sold (MLS) $12,500 MGMLS
• 2015-10-16 Listed $12,900 CGMLS
• 2015-10-15 Listed $12,900 MGMLS
• 1994-05-27 Sold (Public Records) $32,000 Public Records

Property tax history

+21.9%/yr

Latest (2025): $547 · +80.1% YoY. Source: county tax records.