151 Martin Mill Trl · Centerville, GA 31093

$241,500

4 bd · 2.0 ba · 1,790 sqft · SingleFamily public records · 38 Days on market

Built 2022 Good condition 6,534 sqft lot $135/sqft · 10% below area Est $268k · 10% under

---

Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +12.0/15.0
• DSCR +5.2/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

.Lightly lived in 4BR, 2BA home move in ready. Conveniently located to schools, shopping, restaurants and RAFB.

Key facts

• Shopping
• Move in ready
• Schools

Tags

• MOVE IN READY
• CONVENIENTLY LOCATED
• SCHOOLS
• SHOPPING
• RESTAURANTS
• RAFB

Property features AI

Finance

• Other: Lot size approximately 0.15 acres (6,534 sq ft); Located in the Old Stone Crossing subdivision
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA

Exterior

• Parking: Attached garage
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 2022; Vinyl siding; Other roof type
• Exterior features: Private lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One-level living; Family room
• Laundry & utility: Laundry: Other (unspecified location/features)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $150 ($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 $212k (12.1% below list).
• Recommended offer: $212k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.8% in Centerville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Eagle Springs Elementary (math 45% / reading 47%, grade D-, #316 of 1,228 statewide, top 26%, 704 students, 66% 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 78% FRL vs 46% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% 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); 161 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $2,123/mo this rent would consume 55% of the median local household income ($46k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,279 (12.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $268,220
• List price: $241,500
• Delta: -9.96%
• 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
129 Martin Mill Trl	0.03mi	4/2.0	1,781 (-0%)	8mo	$260,000	$146	91
104 Sourwood Ln	0.18mi	4/2.5	1,823 (+2%)	3mo	$247,000	$135	84
116 Red Birch Ln	0.20mi	4/2.0	1,742 (-3%)	4mo	$270,000	$155	82
124 Logans Mill Trail Trl	0.27mi	4/2.0	1,728 (-4%)	8mo	$272,000	$157	75
126 Concord Rdg	0.41mi	4/2.0	1,778 (-1%)	8mo	$285,000	$160	73
163 Sourwood Ln	0.17mi	3/2.5 (-1)	1,920 (+7%)	7mo	$259,999	$135	67
166 Sourwood Ln	0.16mi	4/3.0	1,959 (+9%)	10mo	$255,000	$130	65
147 Rock Run Trl	0.11mi	4/2.5	2,044 (+14%)	7mo	$270,000	$132	63
130 Sunnymeade Dr	0.32mi	4/2.0	1,633 (-9%)	10mo	$248,500	$152	62
208 Sunnymeade Dr	0.37mi	3/2.0 (-1)	1,645 (-8%)	7mo	$232,000	$141	59
152 Back Cedar Ln	0.26mi	3/3.0 (-1)	1,584 (-12%)	10mo	$224,999	$142	52
206 Bunker Hill Dr	0.72mi	3/2.0 (-1)	1,844 (+3%)	10mo	$172,900	$94	48

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-30,117
• Equity at exit: $36,008

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-16,081
• Equity at exit: $20,881

Cash invested: $67,620 (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: 161
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$1,266
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $150

Break-even live

Break-even rent $1,933

Max offer price $241,500

Occupancy floor 88%

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: $60,375
• Closing costs: $7,245
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Rock Run Trl Warner Robins, GA	4.0	2.5	2376	$2,295	$0.97	43d	1	0.08mi
151 Rock Run Trl Warner Robins, GA	5.0	3.0	2176	$2,400	$1.10	43d	1	0.15mi
109 Flat Rock Mill Trl Warner Robins, GA	4.0	2.5	2014	$2,125	$1.06	13d	1	0.23mi
112 Flat Rock Mill Trl Warner Robins, GA	4.0	3.0	2376	$2,225	$0.94	43d	1	0.25mi
130 English Oak Ln Warner Robins, GA	4.0	3.0	1923	$2,195	$1.14	43d	1	0.39mi
308 Silver Maple Ln Warner Robins, GA	4.0	2.5	1865	$2,095	$1.12	43d	1	0.39mi
156 Amelia Dr Byron, GA	4.0	3.0	2200	$2,300	$1.05	13d	1	0.67mi
807 Citrona Dr Byron, GA	4.0	2.5	2164	$2,020	$0.93	43d	1	0.76mi
807 Citrona Dr Byron, GA	4.0	2.5	2164	$2,020	$0.93	21d	1	0.76mi
1280 Dunbar Rd Warner Robins, GA	2.0–4.0	2.0	1235	$2,400	$1.94	13d	11	0.81mi
121 Limestone Trl Warner Robins, GA	3.0	2.0	1719	$1,850	$1.08	43d	1	0.84mi
104 Village Walk Centerville, GA	3.0	2.0	1887	$1,950	$1.03	43d	1	1.00mi
15 Michelle Dr Byron, GA	3.0	2.0	1248	$1,195	$0.96	13d	1	1.00mi
210 Surrey Dr Warner Robins, GA	3.0	2.0	1620	$1,600	$0.99	21d	1	1.01mi
307 Timberwind Dr Byron, GA	3.0	2.5	1908	$1,850	$0.97	13d	1	1.38mi
302 Timberwind Dr Byron, GA	3.0	2.0	1449	$1,500	$1.04	13d	1	1.42mi
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,500	$0.84	43d	1	1.45mi
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,400	$0.79	21d	1	1.45mi
205 Fall Harvest Centerville, GA	3.0	2.0	2259	$2,350	$1.04	21d	1	1.48mi
205 Fall Harvest Centerville, GA	3.0	2.0	2259	$2,350	$1.04	43d	1	1.48mi

Listing history 23 events

1. 2026-06-19
   statusdays on market $241,500 Active 38 DOM
2. 2026-06-18
   days on market $241,500 Price Change 37 DOM
3. 2026-06-17
   days on market $241,500 Price Change 36 DOM
4. 2026-06-16
   pricestatus $241,500 Price Change 35 DOM

   Show marketing remark (110 chars)

   Lightly lived in 4BR, 2BA home move in ready. Conveniently located to schools, shopping, restaurants and RAFB.

5. 2026-06-16
   days on market $253,750 Active 35 DOM

   Show marketing remark (110 chars)

   Lightly lived in 4BR, 2BA home move in ready. Conveniently located to schools, shopping, restaurants and RAFB.

6. 2026-06-15
   days on market $253,750 Active 34 DOM
7. 2026-06-14
   days on market $253,750 Active 32 DOM
8. 2026-06-13
   days on market $253,750 Active 31 DOM
9. 2026-06-10
   days on market $253,750 Active 29 DOM
10. 2026-06-09
    days on market $253,750 Active 28 DOM
11. 2026-06-08
    days on market $253,750 Active 27 DOM
12. 2026-06-07
    days on market $253,750 Active 26 DOM
13. 2026-06-05
    days on market $253,750 Active 23 DOM
14. 2026-06-03
    days on market $253,750 Active 22 DOM
15. 2026-06-02
    days on market $253,750 Active 21 DOM
16. 2026-06-01
    days on market $253,750 Active 20 DOM
17. 2026-05-31
    days on market $253,750 Active 19 DOM
18. 2026-05-30
    days on market $253,750 Active 18 DOM
19. 2026-05-12
    listed $253,750 Active 110-char remark

    Show marketing remark (110 chars)

    Lightly lived in 4BR, 2BA home move in ready. Conveniently located to schools, shopping, restaurants and RAFB.

20. 2026-05-12
    listed $253,750 Active 111-char remark

    Show marketing remark (110 chars)

    Lightly lived in 4BR, 2BA home move in ready. Conveniently located to schools, shopping, restaurants and RAFB.

21. 2026-05-12
    listed $253,750 New

    Show marketing remark (110 chars)

    Lightly lived in 4BR, 2BA home move in ready. Conveniently located to schools, shopping, restaurants and RAFB.

22. 2022-06-30
    soldstatus $225,990
23. 2022-02-03
    listed $228,990

ⓘ 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: $1,922 · $160/mo
• Projected year-2 tax: $2,222 · $185/mo
• Expected delta: +$300/yr (+$25/mo · 15.6%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $25,473
• − Mortgage interest: −$13,528
• − Property taxes: −$1,922
• − Insurance: −$1,208
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$7,025
• Taxable loss: −$2,285
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $2,346/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.

Condition & rehab AI · 11 photos

Good 80/100 None rehab

This move-in ready home features new finishes throughout, including kitchen, bathrooms, and exterior. Minor maintenance items like painting exterior trim and trimming landscaping would further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Trim landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Trim landscaping — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

+5.5% since first listed

8 events — show timeline

• 2026-06-16 Price Changed $241,500 MGMLS
• 2026-06-16 Price Changed $241,500 CGMLS
• 2026-06-16 Price Changed $241,500 GAMLS
• 2026-05-12 Listed $253,750 GAMLS
• 2026-05-12 Listed $253,750 CGMLS
• 2026-05-12 Listed $253,750 MGMLS
• 2022-06-30 Sold (MLS) $225,990 MGMLS
• 2022-02-03 Listed $228,990 MGMLS

Property tax history

+115.1%/yr

Latest (2025): $1,922 · -0.4% YoY. Source: county tax records.