110 Lee St · Centerville, GA 31028

$185,000

3 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 132 Days on market

Built 1965 0.56 ac lot $100/sqft · 6% below area Est $197k · 6% under

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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 +25.0/30.0
• ARV discount +10.2/15.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this rock-solid brick ranch in a quiet, established Centerville neighborhood! Spanning 1,858 square feet, this property features major updates already completed, including a roof less than eight years old, windows under five years old, and a six-year-old HVAC system. The interior features fresh paint in the kitchen, bathroom, and two bedrooms, along with brand-new flooring in the kitchen. Situated on a large, level lot, the exterior offers a fully fenced backyard and a massive 24x26 detached garage perfect for a workshop or storage. If you have been searching for a home with great bones, expensive mechanical work already done, and fresh cosmetic touches, this is the one you have been waiting for.

Key facts

• Level lot
• Detached garage
• 0.56 acre lot

Tags

• DETACHED GARAGE
• FULLY FENCED BACKYARD
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: schools C-, 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.
• Market conditions: 37 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,545 units permitted in Houston County in 2024 (336 in 5+ unit buildings).
• This rent runs 31% of the median local income ($76k/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 $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 132 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $185k implies a 900% 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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. 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: 1.06% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (median comp): $196,702
• List price: $185,000
• Delta: -5.95%
• 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
114 Collins Estate Ave	0.51mi	3/2.0	1,817 (-2%)	4mo	$309,900	$171	70
114 Collins Estate Ave	0.49mi	4/2.0 (+1)	1,817 (-2%)	4mo	$309,900	$171	66
111 Huntington Way	0.49mi	3/3.0	1,864 (+0%)	9mo	$268,100	$144	66
105 Parker Ln	0.49mi	4/2.0 (+1)	1,929 (+4%)	1mo	$325,000	$168	65
202 Bassett St	0.45mi	4/2.5 (+1)	1,807 (-3%)	3mo	$200,000	$111	65
200 Collins Estate Ave	0.54mi	4/2.0 (+1)	1,812 (-2%)	2mo	$289,900	$160	64
404 Collins Estate Ave	0.65mi	3/2.0	1,817 (-2%)	6mo	$302,400	$166	61
402 Collins Estate Ave	0.65mi	4/2.0 (+1)	1,850 (-0%)	4mo	$295,000	$159	60
404 Collins Estate Ave	0.70mi	3/2.0	1,817 (-2%)	6mo	$302,400	$166	59
100 Wilson Dr	0.21mi	4/2.5 (+1)	2,057 (+11%)	8mo	$240,000	$117	58
227 Crestwood Cir	0.71mi	3/2.0	1,652 (-11%)	1mo	$170,000	$103	48
303 Vanessa Dr	0.60mi	3/2.0	1,581 (-15%)	8mo	$235,000	$149	40

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,424
• Equity at exit: $27,584

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $28,924
• Equity at exit: $15,995

Cash invested: $51,800 (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: 37
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$970
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $402

Break-even live

Break-even rent $1,461

Max offer price $185,000

Occupancy floor 75%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Abney Ct Centerville, GA	3.0	2.0	1500	$1,800	$1.20	21d	1	0.57mi
431 Sentry Oak Dr Centerville, GA	3.0	2.0	1312	$1,695	$1.29	43d	1	0.77mi
114 Tahoe Ln Warner Robins, GA	3.0	2.0	1349	$1,800	$1.33	43d	1	0.81mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	43d	1	0.87mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	21d	1	0.87mi
210 Surrey Dr Warner Robins, GA	3.0	2.0	1620	$1,600	$0.99	21d	1	0.96mi
205 Fall Harvest Centerville, GA	3.0	2.0	2259	$2,350	$1.04	43d	1	1.04mi
205 Fall Harvest Centerville, GA	3.0	2.0	2259	$2,350	$1.04	21d	1	1.04mi
104 Village Walk Centerville, GA	3.0	2.0	1887	$1,950	$1.03	43d	1	1.17mi
208 Wray St Warner Robins, GA	3.0	2.0	1509	$1,700	$1.13	13d	1	1.27mi
112 Flat Rock Mill Trl Warner Robins, GA	4.0	3.0	2376	$2,225	$0.94	43d	1	1.32mi
109 Flat Rock Mill Trl Warner Robins, GA	4.0	2.5	2014	$2,125	$1.06	13d	1	1.36mi
800 Gunn Rd Centerville, GA	1.0–3.0	1.0–2.0	1100	$1,715	$1.56	13d	2	1.39mi
111 Hawthorne Rd Warner Robins, GA	3.0	2.0	1551	$1,500	$0.97	43d	1	1.41mi
135 Sussex Dr Warner Robins, GA	2.0	2.0	2047	$1,495	$0.73	43d	1	1.42mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	21d	1	1.44mi
108 Renoir Ln Warner Robins, GA	3.0	2.0	1306	$1,300	$1.00	43d	1	1.44mi
112 Rock Run Trl Warner Robins, GA	4.0	2.5	2376	$2,295	$0.97	43d	1	1.46mi

Listing history 25 events

1. 2026-06-19
   days on market $185,000 Active 132 DOM
2. 2026-06-18
   days on market $185,000 Active 131 DOM
3. 2026-06-17
   days on market $185,000 Active 130 DOM
4. 2026-06-16
   days on market $185,000 Active 129 DOM
5. 2026-06-15
   days on market $185,000 Active 128 DOM
6. 2026-06-14
   days on market $185,000 Active 126 DOM
7. 2026-06-13
   days on market $185,000 Active 125 DOM
8. 2026-06-10
   statusdays on market $185,000 Active 123 DOM
9. 2026-06-09
   days on market $185,000 Price Change 122 DOM
10. 2026-06-08
    pricestatusdays on market $185,000 Price Change 121 DOM
11. 2026-06-07
    days on market $184,000 Active 120 DOM
12. 2026-06-05
    days on market $184,000 Active 117 DOM
13. 2026-06-03
    days on market $184,000 Active 116 DOM
14. 2026-06-02
    days on market $184,000 Active 115 DOM
15. 2026-06-01
    days on market $184,000 Active 114 DOM
16. 2026-05-31
    days on market $184,000 Active 113 DOM
17. 2026-05-30
    days on market $184,000 Active 112 DOM
18. 2026-05-02
    price $184,000 721-char remark

    Show marketing remark (721 chars)

    Welcome home to this rock-solid brick ranch in a quiet, established Centerville neighborhood! Spanning 1,858 square feet, this property features major updates already completed, including a roof less than eight years old, windows under five years old, and a six-year-old HVAC system. The interior features fresh paint in the kitchen, bathroom, and two bedrooms, along with brand-new flooring in the kitchen. Situated on a large, level lot, the exterior offers a fully fenced backyard and a massive 24x26 detached garage perfect for a workshop or storage. If you have been searching for a home with great bones, expensive mechanical work already done, and fresh cosmetic touches, this is the one you have been waiting for.

19. 2026-03-19
    price $175,000 721-char remark

    Show marketing remark (721 chars)

    Welcome home to this rock-solid brick ranch in a quiet, established Centerville neighborhood! Spanning 1,858 square feet, this property features major updates already completed, including a roof less than eight years old, windows under five years old, and a six-year-old HVAC system. The interior features fresh paint in the kitchen, bathroom, and two bedrooms, along with brand-new flooring in the kitchen. Situated on a large, level lot, the exterior offers a fully fenced backyard and a massive 24x26 detached garage perfect for a workshop or storage. If you have been searching for a home with great bones, expensive mechanical work already done, and fresh cosmetic touches, this is the one you have been waiting for.

20. 2026-03-16
    price $179,000 721-char remark

    Show marketing remark (721 chars)

    Welcome home to this rock-solid brick ranch in a quiet, established Centerville neighborhood! Spanning 1,858 square feet, this property features major updates already completed, including a roof less than eight years old, windows under five years old, and a six-year-old HVAC system. The interior features fresh paint in the kitchen, bathroom, and two bedrooms, along with brand-new flooring in the kitchen. Situated on a large, level lot, the exterior offers a fully fenced backyard and a massive 24x26 detached garage perfect for a workshop or storage. If you have been searching for a home with great bones, expensive mechanical work already done, and fresh cosmetic touches, this is the one you have been waiting for.

21. 2026-03-15
    price $182,500 721-char remark

    Show marketing remark (721 chars)

    Welcome home to this rock-solid brick ranch in a quiet, established Centerville neighborhood! Spanning 1,858 square feet, this property features major updates already completed, including a roof less than eight years old, windows under five years old, and a six-year-old HVAC system. The interior features fresh paint in the kitchen, bathroom, and two bedrooms, along with brand-new flooring in the kitchen. Situated on a large, level lot, the exterior offers a fully fenced backyard and a massive 24x26 detached garage perfect for a workshop or storage. If you have been searching for a home with great bones, expensive mechanical work already done, and fresh cosmetic touches, this is the one you have been waiting for.

22. 2026-03-05
    price $185,000 721-char remark

    Show marketing remark (721 chars)

    Welcome home to this rock-solid brick ranch in a quiet, established Centerville neighborhood! Spanning 1,858 square feet, this property features major updates already completed, including a roof less than eight years old, windows under five years old, and a six-year-old HVAC system. The interior features fresh paint in the kitchen, bathroom, and two bedrooms, along with brand-new flooring in the kitchen. Situated on a large, level lot, the exterior offers a fully fenced backyard and a massive 24x26 detached garage perfect for a workshop or storage. If you have been searching for a home with great bones, expensive mechanical work already done, and fresh cosmetic touches, this is the one you have been waiting for.

23. 2026-02-02
    listed $190,000 New 721-char remark

    Show marketing remark (721 chars)

    Welcome home to this rock-solid brick ranch in a quiet, established Centerville neighborhood! Spanning 1,858 square feet, this property features major updates already completed, including a roof less than eight years old, windows under five years old, and a six-year-old HVAC system. The interior features fresh paint in the kitchen, bathroom, and two bedrooms, along with brand-new flooring in the kitchen. Situated on a large, level lot, the exterior offers a fully fenced backyard and a massive 24x26 detached garage perfect for a workshop or storage. If you have been searching for a home with great bones, expensive mechanical work already done, and fresh cosmetic touches, this is the one you have been waiting for.

24. 1973-04-30
    soldstatus $18,500
25. 1967-09-07
    soldstatus $15,400

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$414/yr (+$35/mo · 32.2%)

ⓘ 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: $23,643
• − Mortgage interest: −$10,363
• − Property taxes: −$1,288
• − Insurance: −$925
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$5,382
• Taxable income: $1,903
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $4,367/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

+1094.8% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $184,000 GAMLS
• 2026-03-19 Price Changed $175,000 GAMLS
• 2026-03-16 Price Changed $179,000 GAMLS
• 2026-03-15 Price Changed $182,500 GAMLS
• 2026-03-05 Price Changed $185,000 GAMLS
• 2026-02-02 Listed $190,000 GAMLS
• 1973-04-30 Sold (Public Records) $18,500 Public Records
• 1967-09-07 Sold (Public Records) $15,400 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,288 · +3.2% YoY. Source: county tax records.