102 Hemlock St · Centerville, GA 31093

$185,000

3 bd · 2.0 ba · 2,066 sqft · SingleFamily public records · 10 Days on market

Built 1965 0.37 ac lot $90/sqft · 13% below area Est $214k · 13% 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 +20.6/30.0
• ARV discount +13.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable, over 2,000 square foot home on over 1/3 an acre? Then this is the house for you! This is an estate sale so the home is being sold AS-IS but this house can be moved into right away while you update it to make it your dream home. Kitchen space for days and the sun room overlooks a sloped and nicely wooded backyard to give you the impression of a country location! Come see this one fast and let your imagination run wild! Cash or conventional only please.

Key facts

• Wooded backyard
• Renovated bathrooms
• Oversized kitchen

Tags

• OVERSIZED KITCHEN
• SEPARATE FAMILY ROOM
• RENOVATED BATHROOMS
• SUNROOM
• WOODED BACKYARD

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 1965; Composition roof; Other construction materials
• Exterior features: Level lot; Other lot features

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One-level living; Bonus room; Family room; Fireplace (1)
• Laundry & utility: Laundry closet

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 $247 ($3k/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 (3.7% below list).
• Recommended offer: $178k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: 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: Westside Elementary School (math 19% / reading 14%, grade F, #968 of 1,228 statewide, top 79%, 556 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 20% at this address vs 44% district-wide (-25 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); 166 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1,782/mo this rent would consume 46% 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $178,198 (3.7% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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: 0.96% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $213,584
• List price: $185,000
• Delta: -13.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Heather St	0.16mi	4/2.0 (+1)	2,018 (-2%)	1mo	$243,000	$120	83
130 Foxfire Dr	0.37mi	3/2.0	1,958 (-5%)	10mo	$221,000	$113	66
203 Pinecrest Dr	0.17mi	4/2.5 (+1)	2,218 (+7%)	12mo	$162,250	$73	63
501 Pinecrest Dr	0.19mi	4/2.0 (+1)	1,818 (-12%)	6mo	$145,000	$80	61
133 Avalon Dr	0.57mi	3/2.0	1,970 (-5%)	8mo	$235,000	$119	59
118 Foxfire Dr	0.48mi	3/2.0	1,854 (-10%)	10mo	$210,500	$114	52
302 Woodhaven Rd	0.70mi	3/2.0	1,940 (-6%)	8mo	$225,000	$116	51
110 Foxfire Dr	0.55mi	4/3.0 (+1)	1,856 (-10%)	1mo	$242,000	$130	48
104 Cedar Glen Ct	0.53mi	3/2.0	1,791 (-13%)	8mo	$256,000	$143	46
110 Gawin Dr	0.73mi	3/2.0	1,878 (-9%)	12mo	$230,000	$122	41
210 Ridgeland Drive Dr	0.73mi	3/2.0	2,334 (+13%)	12mo	$262,000	$112	34
123 Meriwood Dr	0.74mi	4/2.0 (+1)	1,791 (-13%)	5mo	$219,000	$122	34

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,709
• Equity at exit: $27,584

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,627
• 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 31093

• Rents YoY: 2.8%
• Active inventory: 166
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$970
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $247

Break-even live

Break-even rent $1,470

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $351	-5% $299	+0% $247	+5% $194	+10% $142
Rent	-10% $106	-5% $176	+0% $247	+5% $317	+10% $387
Rate	-1.0pp $340	-0.5pp $294	base $247	+0.5pp $199	+1.0pp $150

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Pinecrest Dr Warner Robins, GA	4.0	2.0	1818	$2,100	$1.16	45d	1	0.19mi
208 Wray St Warner Robins, GA	3.0	2.0	1509	$1,700	$1.13	15d	1	0.20mi
111 Hawthorne Rd Warner Robins, GA	3.0	2.0	1551	$1,500	$0.97	45d	1	0.21mi
203 Lumpkin Dr Warner Robins, GA	3.0	3.0	1700	$2,200	$1.29	45d	1	0.37mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	45d	1	0.82mi
111 Rainbow Ave Warner Robins, GA	3.0	2.0	1422	$1,695	$1.19	23d	1	0.82mi
103 Abney Ct Centerville, GA	3.0	2.0	1500	$1,800	$1.20	23d	1	0.91mi
106 Scarborough Rd Centerville, GA	3.0	2.0	1471	$1,400	$0.95	23d	1	0.91mi
135 Sussex Dr Warner Robins, GA	2.0	2.0	2047	$1,495	$0.73	45d	1	1.19mi
108 Stonefield Ct Warner Robins, GA	3.0	2.0	1483	$1,475	$0.99	45d	1	1.31mi
142 Hughes Dr Warner Robins, GA	3.0	2.0	1503	$1,745	$1.16	15d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   statusdays on market $185,000 Back On Market 10 DOM
2. 2026-05-12
   status Under Contract 799-char remark
3. 2026-04-30
   historical
4. 2026-03-14
   price $190,000
5. 2026-02-10
   price $194,000
6. 2026-01-21
   listed $185,000 New 799-char remark
7. 2026-01-21
   listed $199,000 New
8. 2025-04-11
   soldstatus $145,000
9. 2025-04-04
   soldstatus $145,000 Closed

   Show marketing remark (482 chars)

   Looking for an affordable, over 2,000 square foot home on over 1/3 an acre? Then this is the house for you! This is an estate sale so the home is being sold AS-IS but this house can be moved into right away while you update it to make it your dream home. Kitchen space for days and the sun room overlooks a sloped and nicely wooded backyard to give you the impression of a country location! Come see this one fast and let your imagination run wild! Cash or conventional only please.

10. 2025-04-04
    soldstatus $145,000 Closed

    Show marketing remark (482 chars)

    Looking for an affordable, over 2,000 square foot home on over 1/3 an acre? Then this is the house for you! This is an estate sale so the home is being sold AS-IS but this house can be moved into right away while you update it to make it your dream home. Kitchen space for days and the sun room overlooks a sloped and nicely wooded backyard to give you the impression of a country location! Come see this one fast and let your imagination run wild! Cash or conventional only please.

11. 2025-04-04
    soldstatus $145,000 Sold

    Show marketing remark (482 chars)

    Looking for an affordable, over 2,000 square foot home on over 1/3 an acre? Then this is the house for you! This is an estate sale so the home is being sold AS-IS but this house can be moved into right away while you update it to make it your dream home. Kitchen space for days and the sun room overlooks a sloped and nicely wooded backyard to give you the impression of a country location! Come see this one fast and let your imagination run wild! Cash or conventional only please.

12. 2025-03-05
    status Under Contract

    Show marketing remark (482 chars)

    Looking for an affordable, over 2,000 square foot home on over 1/3 an acre? Then this is the house for you! This is an estate sale so the home is being sold AS-IS but this house can be moved into right away while you update it to make it your dream home. Kitchen space for days and the sun room overlooks a sloped and nicely wooded backyard to give you the impression of a country location! Come see this one fast and let your imagination run wild! Cash or conventional only please.

13. 2025-03-05
    historical Active Under Contract

    Show marketing remark (482 chars)

    Looking for an affordable, over 2,000 square foot home on over 1/3 an acre? Then this is the house for you! This is an estate sale so the home is being sold AS-IS but this house can be moved into right away while you update it to make it your dream home. Kitchen space for days and the sun room overlooks a sloped and nicely wooded backyard to give you the impression of a country location! Come see this one fast and let your imagination run wild! Cash or conventional only please.

14. 2025-03-05
    status Pending

    Show marketing remark (482 chars)

    Looking for an affordable, over 2,000 square foot home on over 1/3 an acre? Then this is the house for you! This is an estate sale so the home is being sold AS-IS but this house can be moved into right away while you update it to make it your dream home. Kitchen space for days and the sun room overlooks a sloped and nicely wooded backyard to give you the impression of a country location! Come see this one fast and let your imagination run wild! Cash or conventional only please.

15. 2025-02-19
    listed $150,000 Active

    Show marketing remark (482 chars)

    Looking for an affordable, over 2,000 square foot home on over 1/3 an acre? Then this is the house for you! This is an estate sale so the home is being sold AS-IS but this house can be moved into right away while you update it to make it your dream home. Kitchen space for days and the sun room overlooks a sloped and nicely wooded backyard to give you the impression of a country location! Come see this one fast and let your imagination run wild! Cash or conventional only please.

16. 2025-02-19
    listed $150,000 Active

    Show marketing remark (482 chars)

    Looking for an affordable, over 2,000 square foot home on over 1/3 an acre? Then this is the house for you! This is an estate sale so the home is being sold AS-IS but this house can be moved into right away while you update it to make it your dream home. Kitchen space for days and the sun room overlooks a sloped and nicely wooded backyard to give you the impression of a country location! Come see this one fast and let your imagination run wild! Cash or conventional only please.

17. 2025-02-18
    listed $150,000 New

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$335/yr (+$28/mo · 24.5%)

ⓘ 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 · 17 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: $21,384
• − Mortgage interest: −$10,363
• − Property taxes: −$1,367
• − Insurance: −$925
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$5,382
• Taxable loss: −$74
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,977/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

• 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

+26.7% since first listed

16 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-03-14 Price Changed $190,000 GAMLS
• 2026-02-10 Price Changed $194,000 GAMLS
• 2026-01-21 Listed $199,000 GAMLS
• 2026-01-21 Listed $185,000 GAMLS
• 2025-04-11 Sold (Public Records) $145,000 Public Records
• 2025-04-04 Sold (MLS) $145,000 GAMLS
• 2025-04-04 Sold (MLS) $145,000 MGMLS
• 2025-04-04 Sold (MLS) $145,000 CGMLS
• 2025-03-05 Pending — GAMLS
• 2025-03-05 Contingent — MGMLS
• 2025-03-05 Pending — CGMLS
• 2025-02-19 Listed $150,000 MGMLS
• 2025-02-19 Listed $150,000 CGMLS
• 2025-02-18 Listed $150,000 GAMLS

Property tax history

+5.8%/yr

Latest (2025): $1,367 · +25.5% YoY. Source: county tax records.