109 Montiego Ct · Centerville, GA 31028

$219,900

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 18 Days on market

Built 1974 0.31 ac lot Est $200k · 10% over

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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).

• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 109 Monteigo Court in Centerville! This all-brick ranch-style home offers 3 bedrooms, 2 bathrooms, and a heated and cooled 2-car garage. Recent updates include brand-new kitchen cabinets, granite countertops, new stainless steel appliances, new LVP flooring throughout the main living areas, new carpet in the bedrooms, new sliding glass doors, and updated bathroom vanities. The home also features a newer roof for added peace of mind. Situated on a cul-de-sac lot, the property offers a fenced backyard with plenty of space for outdoor enjoyment. Conveniently located near shopping, dining, schools, and entertainment in Warner Robins, with easy access to Macon for commuting. Move-in ready with modern updates and a desirable location!

Key facts

• Cul-de-sac lot
• New kitchen cabinets
• New lvp flooring

Tags

• CUL-DE-SAC LOT
• FENCED BACKYARD
• NEW KITCHEN CABINETS
• GRANITE COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• NEW LVP FLOORING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Garage with garage door opener
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Cable available; Water available
• Home design: Single family house; Residential property; Built in 1974
• Construction: Brick construction; Composition roof; Built in 1974
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Stainless steel appliances; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One-level living; Family room; Updated/remodeled condition; No basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $62 ($749/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 $178k (18.8% below list).
• Recommended offer: $178k (18.8% below list) — sets the bar for 1% rule.

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: 39 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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 18 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 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 $85k; list at $220k implies a 159% 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 $178,470 (18.8% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $199,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Valencia Cir	0.10mi	3/2.0	1,400 (+9%)	3mo	$235,000	$168	78
116 Brown Dr	0.44mi	3/2.0	1,330 (+4%)	2mo	$225,000	$169	72
103 Persimmon Glen Ct	0.13mi	3/2.0	1,436 (+12%)	5mo	$130,000	$91	70
103 Highpoint Dr	0.51mi	3/2.0	1,332 (+4%)	5mo	$82,000	$62	66
403 Fieldstone Rd	0.46mi	4/2.0 (+1)	1,230 (-4%)	3mo	$195,000	$159	64
105 Eagles Rdg	0.49mi	2/2.0 (-1)	1,224 (-4%)	1mo	$193,000	$158	64
208 Pellimore Dr	0.69mi	3/2.0	1,336 (+4%)	1mo	$185,000	$138	60
214 Camelot Pl	0.61mi	3/2.0	1,358 (+6%)	3mo	$157,000	$116	59
115 Wray St	0.62mi	3/2.0	1,427 (+11%)	4mo	$235,000	$165	48
201 Eagles Landing Trl	0.54mi	2/2.0 (-1)	1,101 (-14%)	2mo	$171,500	$156	45
107 Galahad Dr	0.71mi	3/2.0	1,149 (-10%)	6mo	$160,000	$139	44
107 Stonefield Ct	0.53mi	3/2.5	1,468 (+15%)	6mo	$170,000	$116	44

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-31,739
• Equity at exit: $32,788

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-22,842
• Equity at exit: $19,013

Cash invested: $61,572 (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: 39
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $62

Break-even live

Break-even rent $1,706

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $187	-5% $125	+0% $62	+5% $0	+10% $-62
Rent	-10% $-79	-5% $-8	+0% $62	+5% $133	+10% $203
Rate	-1.0pp $173	-0.5pp $118	base $62	+0.5pp $5	+1.0pp $-53

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Scarborough Rd Centerville, GA	3.0	2.0	1471	$1,400	$0.95	22d	1	0.26mi
700 Fieldstone Rd Warner Robins, GA	3.0	2.0	1339	$1,625	$1.21	45d	1	0.49mi
108 Stonefield Ct Warner Robins, GA	3.0	2.0	1483	$1,475	$0.99	45d	1	0.51mi
104 Woodcarver Trl Warner Robins, GA	3.0	2.0	1300	$1,600	$1.23	15d	1	0.62mi
213 Webb St Warner Robins, GA	3.0	2.0	1152	$1,600	$1.39	22d	1	0.72mi
208 Wray St Warner Robins, GA	3.0	2.0	1509	$1,700	$1.13	15d	1	0.79mi
103 Abney Ct Centerville, GA	3.0	2.0	1500	$1,800	$1.20	22d	1	0.97mi
111 Hawthorne Rd Warner Robins, GA	3.0	2.0	1551	$1,500	$0.97	45d	1	1.02mi
501 Pinecrest Dr Warner Robins, GA	4.0	2.0	1818	$2,100	$1.16	45d	1	1.06mi
203 Lumpkin Dr Warner Robins, GA	3.0	3.0	1700	$2,200	$1.29	45d	1	1.23mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	45d	1	1.23mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	22d	1	1.23mi
210 Surrey Dr Warner Robins, GA	3.0	2.0	1620	$1,600	$0.99	22d	1	1.25mi
646 Gawin Dr Warner Robins, GA	2.0	1.5	1050	$1,025	$0.98	45d	1	1.34mi

Listing history 14 events

1. 2026-06-21
   days on market $219,900 Active 18 DOM
2. 2026-06-19
   days on market $219,900 Active 16 DOM
3. 2026-06-18
   days on market $219,900 Active 15 DOM
4. 2026-06-17
   statusdays on market $219,900 Active 14 DOM
5. 2026-06-16
   days on market $219,900 New 13 DOM
6. 2026-06-15
   days on market $219,900 New 12 DOM
7. 2026-06-14
   days on market $219,900 New 10 DOM
8. 2026-06-13
   days on market $219,900 New 9 DOM
9. 2026-06-10
   days on market $219,900 New 7 DOM
10. 2026-06-09
    days on market $219,900 New 6 DOM
11. 2026-06-08
    days on market $219,900 New 5 DOM
12. 2026-06-07
    days on market $219,900 New 4 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    listed $219,900 New 1 DOM

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$790/yr (+$66/mo · 64.1%)

ⓘ 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: $21,416
• − Mortgage interest: −$12,318
• − Property taxes: −$1,233
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$6,397
• Taxable loss: −$3,057
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $1,482/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

+628.1% since first listed

5 events — show timeline

• 2026-06-03 Listed $219,900 MGMLS
• 2026-06-03 Listed $219,900 GAMLS
• 2026-06-03 Listed $219,900 CGMLS
• 2019-05-02 Sold (Public Records) $85,000 Public Records
• 1975-08-26 Sold (Public Records) $30,200 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,233 · +4.7% YoY. Source: county tax records.