20 Centipede Dr · Porterdale, GA 30016

$250,000

4 bd · 2.0 ba · 2,067 sqft · SingleFamily public records · 11 Days on market

Built 2003 0.63 ac lot Est $300k · 17% under $10/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a home ready for its next vision and personal upgrades -a rare opportunity to own a well-loved, original-owner home on a spacious corner lot in an established area less than 10 miles from the vibrant dining, shopping, and entertainment of Downtown Covington. This split-foyer home offers a functional and flexible layout featuring 3 bedrooms and 2 full bathrooms on the main level, along with an additional bedroom and full bathroom on the lower level-perfect for guests, extended family, or a private office setup. The lower level also provides a large den/entertainment room, convenient direct access to the two-car side-entry garage and the backyard, adding both privacy and practicality. Set on a large corner lot, this property provides ample outdoor space and potential for personalization. With its solid structure and long-term ownership history, it presents an excellent opportunity for buyers looking to renovate, invest, or create their dream home. Offered strictly in **AS-IS condition**, this home is ideal for buyers ready to bring their vision to life in a desirable location with strong long-term value. Don't miss this opportunity-schedule your showing today and explore the potential waiting at 20 Centipede Dr!

Key facts

• Large den
• Backyard
• Corner lot

Tags

• CORNER LOT
• LARGE DEN
• DIRECT ACCESS TO GARAGE
• BACKYARD

Property features AI

Finance

• HOA & community: Annual association fee of $125; Neighborhood has street lights; Association present

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Septic sewer; Electricity available; Water available; Sewer available
• Home design: Two-level home; Resale property
• Construction: Stone and vinyl siding exterior; Composition roof; Slab foundation
• Exterior features: Back yard with chain link fencing; Fenced yard; Deck

Interior

• Kitchen: Breakfast room; Dishwasher
• Bedrooms: Primary suite on the main level; Three bedrooms on the main level; One bedroom on the lower level
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Primary bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Double vanity; One fireplace; No shared/common walls; Den and family room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $39 ($472/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 $217k (13.1% below list).
• Recommended offer: $217k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Porterdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#447 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: amenities F, commute F, employment F.
• Newton County (suburban): math 17% / reading 26% proficiency, ranked #137 of 174 in GA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rocky Plains Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 585 students, 85% FRL); Indian Creek Middle School (math 18% / reading 30%, grade F, #311 of 470 statewide, top 68%, 814 students, 85% FRL); Alcovy High School (math 3% / reading 12%, grade F, #378 of 424 statewide, top 91%, 1,991 students, 55% FRL) — zoned schools average 75% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 419 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,480 units permitted in Newton County in 2024 (702 in 5+ unit buildings).
• This rent runs 33% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Newton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $24k; list at $250k implies a 937% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $217,214 (13.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $299,715
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Clover Valley Dr	0.17mi	4/3.0	2,043 (-1%)	14mo	$297,000	$145	74
230 Oak Meadows Pl	0.42mi	4/3.0	2,112 (+2%)	1mo	$285,000	$135	72
140 Clover Valley Dr	0.19mi	4/3.0	1,900 (-8%)	4mo	$319,000	$168	70
65 Avery Dr	0.23mi	4/2.5	2,252 (+9%)	4mo	$292,000	$130	69
85 Valley View Dr	0.08mi	4/3.0	1,963 (-5%)	19mo	$295,000	$150	68
95 Homeplace Dr	0.27mi	4/2.0	1,790 (-13%)	1mo	$258,000	$144	64
60 Clover Valley Dr	0.22mi	4/3.0	1,880 (-9%)	19mo	$320,000	$170	55
65 Macadamia Ct	0.73mi	4/2.0	2,045 (-1%)	13mo	$295,900	$145	54
190 Homeplace Dr	0.48mi	3/2.5 (-1)	2,016 (-2%)	23mo	$301,000	$149	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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-40,513
• Equity at exit: $37,276

10-year hold

• IRR: -10.4%
• Equity multiple: 0.40×
• Total profit: $-42,096
• Equity at exit: $21,615

Cash invested: $70,000 (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 30016

• Home prices YoY: -8.6%
• Rents YoY: 1.8%
• Active inventory: 419
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$251 /mo · $3,018/yr
• Insurance: −$104
• HOA: −$10
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $39

Break-even live

Break-even rent $2,122

Max offer price $250,000

Occupancy floor 93%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Homeplace Dr Covington, GA	3.0	2.0	1677	$1,789	$1.07	17d	1	0.25mi
80 Cypress Dr Covington, GA	4.0	3.0	2273	$2,165	$0.95	44d	1	1.04mi
85 Cashew Ct Covington, GA	4.0	2.0	1481	$1,695	$1.14	44d	1	1.05mi
110 Sonya Cir Covington, GA	4.0	2.5	1804	$1,961	$1.09	44d	1	1.09mi
290 Pleasant Hills Dr Covington, GA	3.0	2.5	1982	$1,835	$0.93	13d	1	1.15mi
20 Harvey Wood Dr Covington, GA	3.0	2.0	1628	$1,919	$1.18	44d	1	1.28mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 3 events

1. 2026-05-11
   listed $250,000 New 1251-char remark

   Show marketing remark (1251 chars)

   Step into a home ready for its next vision and personal upgrades -a rare opportunity to own a well-loved, original-owner home on a spacious corner lot in an established area less than 10 miles from the vibrant dining, shopping, and entertainment of Downtown Covington. This split-foyer home offers a functional and flexible layout featuring 3 bedrooms and 2 full bathrooms on the main level, along with an additional bedroom and full bathroom on the lower level-perfect for guests, extended family, or a private office setup. The lower level also provides a large den/entertainment room, convenient direct access to the two-car side-entry garage and the backyard, adding both privacy and practicality. Set on a large corner lot, this property provides ample outdoor space and potential for personalization. With its solid structure and long-term ownership history, it presents an excellent opportunity for buyers looking to renovate, invest, or create their dream home. Offered strictly in **AS-IS condition**, this home is ideal for buyers ready to bring their vision to life in a desirable location with strong long-term value. Don't miss this opportunity-schedule your showing today and explore the potential waiting at 20 Centipede Dr!

2. 2026-05-11
   listed $250,000 Active 1239-char remark

   Show marketing remark (1251 chars)

   Step into a home ready for its next vision and personal upgrades -a rare opportunity to own a well-loved, original-owner home on a spacious corner lot in an established area less than 10 miles from the vibrant dining, shopping, and entertainment of Downtown Covington. This split-foyer home offers a functional and flexible layout featuring 3 bedrooms and 2 full bathrooms on the main level, along with an additional bedroom and full bathroom on the lower level-perfect for guests, extended family, or a private office setup. The lower level also provides a large den/entertainment room, convenient direct access to the two-car side-entry garage and the backyard, adding both privacy and practicality. Set on a large corner lot, this property provides ample outdoor space and potential for personalization. With its solid structure and long-term ownership history, it presents an excellent opportunity for buyers looking to renovate, invest, or create their dream home. Offered strictly in **AS-IS condition**, this home is ideal for buyers ready to bring their vision to life in a desirable location with strong long-term value. Don't miss this opportunity-schedule your showing today and explore the potential waiting at 20 Centipede Dr!

3. 2002-09-11
   soldstatus $24,100

ⓘ 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: $3,018 · $251/mo
• Projected year-2 tax: $3,018 · $251/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,066
• − Mortgage interest: −$14,004
• − Property taxes: −$3,018
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$120
• − Depreciation: −$7,273
• Taxable loss: −$3,769
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $1,376/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: Newton County
• NCES district ID: 1303930
• Math proficiency: 17% ▼ -13.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $50,768
• Composite: 19.2/100
• National rank: #8816
• State rank: #137 of 174 in GA

Livability — Porterdale

• Score: 58/100
• State rank: #447
• US rank: #21362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newton County · 104,393 people
• City population: 76
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 62,968
• Household income: $79,527
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 1172.0

Population outlook (Newton County) Hauer SSP2

• Today (2025): 118,372 people
• By 2030: 124,234 · +5.0%
• By 2040: 135,550 · +14.5%
• By 2050: 145,309 · +22.8%
• By 2075: 166,843 · +40.9%
• By 2100: 175,800 · +48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 59% White 29% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Newton

• 2024 margin: D (+15.1) · D 57.3% · R 42.2%
• 2008→2024 swing: +14.0pp toward D · 2008: 1.2pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+10.9 2016: D+2.4 2012: D+2.0 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.68%
• Current HPI: 317.5605
• Rent YoY: ▲ 1.84%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+937.3% since first listed

6 events — show timeline

• 2026-05-30 Pending — FMLS
• 2026-05-26 Contingent — FMLS
• 2026-05-26 Pending — GAMLS
• 2026-05-11 Listed $250,000 GAMLS
• 2026-05-11 Listed $250,000 FMLS
• 2002-09-11 Sold (Public Records) $24,100 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,018 · +5.1% YoY. Source: county tax records.