200 Bunker Hill Dr · Centerville, GA 31008

$135,000

3 bd · 2.0 ba · 1,296 sqft · Other public records

Built 1999 0.59 ac lot

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Affordable home with county taxes only! This home sits on a over a half acre corner lot with plenty of room to spread out. There are 3 beds and 2 baths in a open split floor plan. The two outbuildings stay with thr property as well as the covered carport. Brand new HVAC installed July 2022. Don’t wait and miss out on this fantastic home!

Key facts

• 0.59 acre lot
• Built 1999

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.6% 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: Eagle Springs Elementary (math 45% / reading 47%, grade D-, #316 of 1,228 statewide, top 26%, 704 students, 66% 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 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 (-15 pts) — the specific schools serving this property underperform the Houston County average; the district grade overstates school quality for this exact location.
• Market conditions: 205 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $92k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

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: 1.22% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.27%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $8,713
• Equity at exit: $20,129

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $46,858
• Equity at exit: $11,672

Cash invested: $37,800 (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 31008

• Home prices YoY: -18.1%
• Active inventory: 205
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$708
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $481

Break-even live

Break-even rent $1,043

Max offer price $135,000

Occupancy floor 66%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Silver Maple Ln Warner Robins, GA	4.0	2.5	1865	$2,095	$1.12	43d	1	0.90mi
1280 Dunbar Rd Warner Robins, GA	2.0–4.0	2.0	1235	$2,052	$1.66	13d	11	0.93mi
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,400	$0.79	21d	1	0.98mi
111 Brighton Dr Byron, GA	3.0	2.0	1782	$1,500	$0.84	43d	1	0.98mi
15 Michelle Dr Byron, GA	3.0	2.0	1248	$1,195	$0.96	13d	1	0.99mi
302 Timberwind Dr Byron, GA	3.0	2.0	1449	$1,500	$1.04	13d	1	1.19mi
121 Limestone Trl Warner Robins, GA	3.0	2.0	1719	$1,850	$1.08	43d	1	1.39mi

Listing history 9 events

1. 2026-05-20
   historical
2. 2026-04-22
   listed $135,000
3. 2022-09-30
   soldstatus $92,000
4. 2022-09-16
   soldstatus $92,000 Sold 350-char remark

   Show marketing remark (341 chars)

   Affordable home with county taxes only! This home sits on a over a half acre corner lot with plenty of room to spread out. There are 3 beds and 2 baths in a open split floor plan. The two outbuildings stay with thr property as well as the covered carport. Brand new HVAC installed July 2022. Don?t wait and miss out on this fantastic home!

5. 2022-09-16
   soldstatus $92,000 341-char remark

   Show marketing remark (341 chars)

   Affordable home with county taxes only! This home sits on a over a half acre corner lot with plenty of room to spread out. There are 3 beds and 2 baths in a open split floor plan. The two outbuildings stay with thr property as well as the covered carport. Brand new HVAC installed July 2022. Don?t wait and miss out on this fantastic home!

6. 2022-08-14
   status Under Contract 350-char remark

   Show marketing remark (350 chars)

   Affordable home with county taxes only! This home sits on a over a half acre corner lot with plenty of room to spread out. There are 3 beds and 2 baths in a open split floor plan. The two outbuildings stay with thr property as well as the covered carport. Brand new HVAC installed July 2022. Don’t wait and miss out on this fantastic home!

7. 2022-08-11
   listed $95,900 341-char remark

   Show marketing remark (341 chars)

   Affordable home with county taxes only! This home sits on a over a half acre corner lot with plenty of room to spread out. There are 3 beds and 2 baths in a open split floor plan. The two outbuildings stay with thr property as well as the covered carport. Brand new HVAC installed July 2022. Don?t wait and miss out on this fantastic home!

8. 2022-08-09
   listed $95,900 New 350-char remark

   Show marketing remark (350 chars)

   Affordable home with county taxes only! This home sits on a over a half acre corner lot with plenty of room to spread out. There are 3 beds and 2 baths in a open split floor plan. The two outbuildings stay with thr property as well as the covered carport. Brand new HVAC installed July 2022. Don’t wait and miss out on this fantastic home!

9. 2001-11-30
   soldstatus $76,000

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$520/yr (+$43/mo · 72.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $19,827
• − Mortgage interest: −$7,562
• − Property taxes: −$722
• − Insurance: −$675
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$3,927
• Taxable income: $3,768
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $4,867/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

• City population: 6,312
• Population (ZIP): 20,882

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: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -45.93%
• Current HPI: 208.0889
• Rent YoY: —
• Metro: —
• 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

+77.6% since first listed

9 events — show timeline

• 2026-05-20 Listing Removed — GAMLS
• 2026-04-22 Listed $135,000 GAMLS
• 2022-09-30 Sold (Public Records) $92,000 Public Records
• 2022-09-16 Sold (MLS) $92,000 CGMLS
• 2022-09-16 Sold (MLS) $92,000 GAMLS
• 2022-08-14 Pending — GAMLS
• 2022-08-11 Listed $95,900 CGMLS
• 2022-08-09 Listed $95,900 GAMLS
• 2001-11-30 Sold (Public Records) $76,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $722 · -1.3% YoY. Source: county tax records.