61 Oak Ave · Milledgeville, GA 31061

$127,500

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 53 Days on market

Built 1954 0.25 ac lot $130/sqft · 45% above area Est $88k · 45% 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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! Completely updated 3BR/1BA home just looking for its new owner. This home is conveniently located close to town, and has a fenced backyard with storage building. So many options with this one, but it wont last long.

Key facts

• Storage building
• Fenced backyard
• Conveniently located

Tags

• FENCED BACKYARD
• STORAGE BUILDING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $153 ($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 $117k (7.9% below list).
• Recommended offer: $117k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.9% in Milledgeville — 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 68/100 on livability (#134 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities D+, schools F, crime F.
• Baldwin County (town): math 13% / reading 20% proficiency, ranked #152 of 174 in GA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.0%/yr); 375 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 202 units permitted in Baldwin County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Baldwin County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $117,411 (7.9% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $87,651
• List price: $127,500
• Delta: 56.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Magnolia Ave SE	0.07mi	3/1.0	900 (-8%)	4mo	$90,000	$100	79
201 Magnolia Cir SE	0.07mi	3/1.0	1,116 (+13%)	10mo	$131,000	$117	66
123 SE Lee Dr SE	0.74mi	3/1.0	925 (-6%)	6mo	$52,000	$56	50
123 SE Lee Dr SE #123	0.74mi	3/1.0	925 (-6%)	6mo	$52,000	$56	50
1805 SE Vinson Hwy	0.46mi	2/1.0 (-1)	913 (-7%)	19mo	$55,000	$60	46

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,735
• Equity at exit: $19,011

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $9,099
• Equity at exit: $11,024

Cash invested: $35,700 (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 31061

• Home prices YoY: -29.9%
• Rents YoY: 4.0%
• Active inventory: 375
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $153

Break-even live

Break-even rent $981

Max offer price $127,500

Occupancy floor 82%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 S Wilkinson St Milledgeville, GA	2.0	2.0	800	$900	$1.12	44d	1	1.14mi
180 Carter Pl SW Milledgeville, GA	3.0	2.0	1024	$1,125	$1.10	44d	1	1.43mi
450 W Franklin St Milledgeville, GA	2.0	1.0	800	$995	$1.24	44d	1	1.46mi

Listing history 21 events

1. 2026-06-01
   status $127,500 Under Contract 53 DOM
2. 2026-06-01
   remarks 234-char remark
3. 2026-06-01
   pricelisting id $127,500 Active 53 DOM
4. 2026-05-31
   days on market $137,500 Active 53 DOM
5. 2026-05-30
   days on market $137,500 Active 52 DOM
6. 2026-05-14
   price $127,500 234-char remark

   Show marketing remark (234 chars)

   Price Improvement! Completely updated 3BR/1BA home just looking for its new owner. This home is conveniently located close to town, and has a fenced backyard with storage building. So many options with this one, but it wont last long.

7. 2026-04-08
   listed $137,500 Active 216-char remark

   Show marketing remark (234 chars)

   Price Improvement! Completely updated 3BR/1BA home just looking for its new owner. This home is conveniently located close to town, and has a fenced backyard with storage building. So many options with this one, but it wont last long.

8. 2026-04-08
   listed $137,500 New 234-char remark

   Show marketing remark (234 chars)

   Price Improvement! Completely updated 3BR/1BA home just looking for its new owner. This home is conveniently located close to town, and has a fenced backyard with storage building. So many options with this one, but it wont last long.

9. 2026-02-03
   soldstatus $117,500
10. 2025-05-24
    historical
11. 2025-05-24
    historical
12. 2024-06-01
    listed $179,900 Active
13. 2024-05-25
    listed $179,900
14. 2024-05-25
    listed $179,900 New
15. 2022-01-31
    historical
16. 2021-11-03
    listed $105,000 New
17. 2019-06-17
    soldstatus $46,000
18. 2019-06-10
    soldstatus $46,000
19. 2019-06-10
    soldstatus $46,000
20. 2019-05-09
    listed $49,900
21. 2019-02-07
    listed $49,900

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,173 · $98/mo
• Expected delta: +$535/yr (+$45/mo · 83.7%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,089
• − Mortgage interest: −$7,142
• − Property taxes: −$638
• − Insurance: −$638
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,709
• Taxable loss: −$292
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,901/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: Baldwin County
• NCES district ID: 1300210
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $35,615
• Composite: 13.61/100
• National rank: #9508
• State rank: #152 of 174 in GA

Livability — Milledgeville

• Score: 68/100
• State rank: #134
• US rank: #9206

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milledgeville, GA
• County: Baldwin County · 41,764 people
• City population: 41,764
• Metro: Milledgeville, GA
• Population (ZIP): 41,764
• Household income: $54,263
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1630.0

Population outlook (Baldwin County) Hauer SSP2

• Today (2025): 45,602 people
• By 2030: 45,481 · -0.3%
• By 2040: 44,310 · -2.8%
• By 2050: 42,129 · -7.6%
• By 2075: 36,819 · -19.3%
• By 2100: 29,320 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Black 43% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Baldwin

• 2024 margin: Toss-up / Even · D 48.6% · R 50.9%
• 2008→2024 swing: -6.8pp toward R · 2008: 4.6pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+1.3 2016: D+1.7 2012: D+5.5 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.16%
• Current HPI: 241.3758
• Rent YoY: ▲ 4.05%
• Metro: Milledgeville, 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

+155.5% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $127,500 GAMLS
• 2026-04-08 Listed $137,500 Hive MLS
• 2026-04-08 Listed $137,500 GAMLS
• 2026-02-03 Sold (Public Records) $117,500 Public Records
• 2025-05-24 Listing Removed — GAMLS
• 2025-05-24 Listing Removed — Hive MLS
• 2024-06-01 Listed $179,900 LCBR
• 2024-05-25 Listed $179,900 GAMLS
• 2024-05-25 Listed $179,900 Hive MLS
• 2022-01-31 Listing Removed — GAMLS
• 2021-11-03 Listed $105,000 GAMLS
• 2019-06-17 Sold (Public Records) $46,000 Public Records
• 2019-06-10 Sold (MLS) $46,000 LCBR
• 2019-06-10 Sold (MLS) $46,000 GAMLS
• 2019-05-09 Listed $49,900 LCBR
• 2019-02-07 Listed $49,900 GAMLS

Property tax history

+6.4%/yr

Latest (2025): $638 · -2.5% YoY. Source: county tax records.