560 Rabitsch Rd · Millen, GA 30442

$135,000

2 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 56 Days on market

Built 1947 1.00 ac lot $75/sqft · 46% below area Est $251k · 46% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Appreciation +6.8/10.0
• DSCR +4.4/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Fixer upper home for sale in Millen, located in Jenkins County. This 3 bedroom, 2 bathroom home on 1 acre offers a great opportunity among homes for sale in Millen GA for buyers, investors, or renovators looking for value and potential in Southeast Georgia. Situated in a quiet rural setting, this property is ideal for those searching for fixer upper homes in Millen GA, investment property in Jenkins County GA, or homes with land in Southeast Georgia. With 1 acre of land, there is plenty of space for outdoor living, expansion, or future improvements. The home features a functional layout with 3 bedrooms and 2 full bathrooms, providing a solid foundation for renovation. A roof installed in 2019 adds value and reduces one of the major upfront expenses, making this property an even more attractive option for buyers looking to update and customize a home to their needs. Whether you're searching for a primary residence to renovate, a rental property, or a flip opportunity in Millen GA, this property offers flexibility and long-term potential. Conveniently located near downtown Millen, this home provides access to local shopping, dining, and everyday amenities while still offering the privacy of country living. Property Highlights: 3 bedroom, 2 bathroom home Situated on 1 acre in Jenkins County Fixer upper with strong renovation potential Roof replaced in 2019 Ideal for investors, flippers, or buyers looking to customize Quiet, rural setting with space and privacy Convenient to downtown Millen Opportunities like this—fixer upper homes for sale in Millen GA with land—are in high demand and offer excellent potential for value growth. Don't miss your chance to invest in Southeast Georgia real estate with upside opportunity.

Key facts

• Strong bones
• 1 acre
• Major updates

Tags

• 1 ACRE
• INVESTMENT OPPORTUNITY
• SPACIOUS LAYOUT
• STRONG BONES
• MAJOR UPDATES
• ROOF REPLACED

Property features AI

Finance

• Other: Approximately 1 acre lot
• HOA & community: No homeowners association

Exterior

• Parking: Carport; Off-street parking
• Utilities: Well water; Septic tank; Electricity available; Cable available; High-speed internet available; Phone service available; Sewer connected; Water available
• Home design: Single-family house; Residential property; Fixer condition; Built in 1947
• Construction: Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Level, open lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Den; Mud room; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $30 ($361/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 $106k (21.8% below list).
• Recommended offer: $106k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Millen — 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 57/100 on livability (#464 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Jenkins County (rural): math 26% / reading 29% proficiency, ranked #119 of 174 in GA (top 68%) — 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.
• Zoned schools: Jenkins County Elementary School (math 31% / reading 30%, grade F, #620 of 1,228 statewide, top 51%, 569 students, 93% FRL); Jenkins County Middle School (math 22% / reading 29%, grade F, #288 of 470 statewide, top 62%, 256 students, 93% FRL); Jenkins County High School (math 27% / reading 27%, grade F, #162 of 424 statewide, top 40%, 321 students, 93% FRL) — zoned schools average 93% FRL vs 72% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 28 units permitted in Jenkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($933 loan paydown + $5k appreciation (3.7% local appreciation)).
• Jenkins County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,532 (21.8% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 D 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. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $251,172
• List price: $135,000
• Delta: -46.25%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.61×
• Total profit: $22,892
• Equity at exit: $65,785

10-year hold

• IRR: 12.1%
• Equity multiple: 2.93×
• Total profit: $72,992
• Equity at exit: $105,525

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 30442

• Home prices YoY: 1.4%
• Active inventory: 46
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $30

Break-even live

Break-even rent $1,017

Max offer price $135,000

Occupancy floor 92%

Sensitivity live

Price	-10% $106	-5% $68	+0% $30	+5% $-8	+10% $-46
Rent	-10% $-53	-5% $-12	+0% $30	+5% $72	+10% $113
Rate	-1.0pp $98	-0.5pp $64	base $30	+0.5pp $-5	+1.0pp $-41

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: —

Listing history 20 events

1. 2026-06-22
   days on market $135,000 Active 56 DOM
2. 2026-06-21
   days on market $135,000 Active 55 DOM
3. 2026-06-21
   days on market $135,000 Active 54 DOM
4. 2026-06-18
   days on market $135,000 Active 52 DOM
5. 2026-06-17
   days on market $135,000 Active 51 DOM
6. 2026-06-16
   days on market $135,000 Active 50 DOM
7. 2026-06-15
   days on market $135,000 Active 49 DOM
8. 2026-06-13
   days on market $135,000 Active 47 DOM
9. 2026-06-12
   days on market $135,000 Active 46 DOM
10. 2026-06-09
    days on market $135,000 Active 43 DOM
11. 2026-06-08
    days on market $135,000 Active 42 DOM
12. 2026-06-07
    days on market $135,000 Active 41 DOM
13. 2026-06-07
    days on market $135,000 Active 40 DOM
14. 2026-06-04
    days on market $135,000 Active 37 DOM
15. 2026-06-02
    days on market $135,000 Active 36 DOM
16. 2026-06-01
    days on market $135,000 Active 35 DOM
17. 2026-05-31
    days on market $135,000 Active 34 DOM
18. 2026-05-31
    days on market $135,000 Active 33 DOM
19. 2026-04-28
    listed $135,000 Active 1762-char remark

    Show marketing remark (1762 chars)

    Fixer upper home for sale in Millen, located in Jenkins County. This 3 bedroom, 2 bathroom home on 1 acre offers a great opportunity among homes for sale in Millen GA for buyers, investors, or renovators looking for value and potential in Southeast Georgia. Situated in a quiet rural setting, this property is ideal for those searching for fixer upper homes in Millen GA, investment property in Jenkins County GA, or homes with land in Southeast Georgia. With 1 acre of land, there is plenty of space for outdoor living, expansion, or future improvements. The home features a functional layout with 3 bedrooms and 2 full bathrooms, providing a solid foundation for renovation. A roof installed in 2019 adds value and reduces one of the major upfront expenses, making this property an even more attractive option for buyers looking to update and customize a home to their needs. Whether you're searching for a primary residence to renovate, a rental property, or a flip opportunity in Millen GA, this property offers flexibility and long-term potential. Conveniently located near downtown Millen, this home provides access to local shopping, dining, and everyday amenities while still offering the privacy of country living. Property Highlights: 3 bedroom, 2 bathroom home Situated on 1 acre in Jenkins County Fixer upper with strong renovation potential Roof replaced in 2019 Ideal for investors, flippers, or buyers looking to customize Quiet, rural setting with space and privacy Convenient to downtown Millen Opportunities like this—fixer upper homes for sale in Millen GA with land—are in high demand and offer excellent potential for value growth. Don't miss your chance to invest in Southeast Georgia real estate with upside opportunity.

20. 2026-04-27
    listed $135,000 New 1384-char remark

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$769/yr (+$64/mo · 162.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,664
• − Mortgage interest: −$7,562
• − Property taxes: −$473
• − Insurance: −$675
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,927
• Taxable loss: −$2,000
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $841/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: Jenkins County
• NCES district ID: 1303090
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $27,711
• Composite: 21.99/100
• National rank: #8207
• State rank: #119 of 174 in GA

Livability — Millen

• Score: 57/100
• State rank: #464
• US rank: #21989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,484

Population outlook (Jenkins County) Hauer SSP2

• Today (2025): 10,173 people
• By 2030: 10,704 · +5.2%
• By 2040: 11,551 · +13.5%
• By 2050: 12,087 · +18.8%
• By 2075: 12,942 · +27.2%
• By 2100: 11,684 · +14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 40% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Scottish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Jenkins

• 2024 margin: Solid R (+30.4) · D 34.6% · R 65.0%
• 2008→2024 swing: -17.2pp toward R · 2008: -13.2pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+25.9 2016: R+25.8 2012: R+11.7 2008: R+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.66%
• Current HPI: 268.1339
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-28 Listed $135,000 HABR
• 2026-04-27 Listed $135,000 GAMLS

Property tax history

+3.6%/yr

Latest (2025): $473 · -14.5% YoY. Source: county tax records.