3562 Dickey Rd · Millen, GA 30442

$55,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 349 Days on market

Built 1997 2.51 ac lot $26/sqft · 55% below area ↓ 14% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

Key facts

• 2.51 acre lot
• Built 1997
• Listed 349 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 3.8% 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, schools F, amenities 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.
• Market conditions: 44 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 $2k of equity ($380 loan paydown + $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.37% ✓
• Cap rate: 21.23%
• Cash-on-cash: 53.35%
• DSCR: 3.37
• GRM: 3.5

CMA / ARV

• ARV (median comp): $129,115
• List price: $55,000
• Delta: -57.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3562 Dickey Rd	0.00mi	4/2.0	2,240 (+5%)	1mo	$58,000	$26	91

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 59.2%
• Equity multiple: 4.39×
• Total profit: $52,178
• Equity at exit: $26,801

10-year hold

• IRR: 58.1%
• Equity multiple: 8.94×
• Total profit: $122,299
• Equity at exit: $42,992

Cash invested: $15,400 (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: 44
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $685

Break-even live

Break-even rent $438

Max offer price $55,000

Occupancy floor 43%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-11
   status Under Contract 377-char remark

   Show marketing remark (377 chars)

   Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

2. 2026-04-17
   price $55,000 377-char remark

   Show marketing remark (377 chars)

   Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

3. 2026-03-11
   price $65,000 377-char remark

   Show marketing remark (377 chars)

   Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

4. 2026-02-08
   price $75,000 377-char remark

   Show marketing remark (377 chars)

   Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

5. 2026-01-09
   price $85,000 377-char remark

   Show marketing remark (377 chars)

   Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

6. 2025-11-21
   price $90,000 377-char remark

   Show marketing remark (377 chars)

   Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

7. 2025-10-26
   price $95,000 377-char remark

   Show marketing remark (377 chars)

   Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

8. 2025-09-24
   price $105,000 377-char remark

   Show marketing remark (377 chars)

   Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

9. 2025-08-22
   price $115,000 377-char remark

   Show marketing remark (377 chars)

   Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

10. 2025-07-23
    price $125,000 377-char remark

    Show marketing remark (377 chars)

    Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

11. 2025-06-30
    price $130,000 377-char remark

    Show marketing remark (377 chars)

    Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

12. 2025-05-19
    listed $135,000 New 377-char remark

    Show marketing remark (377 chars)

    Lots of potential in this roomy 4 bed 2 bath home on over 2.5 acres in Millen. Sunny living room, kitchen with space to eat-in, and bright bedrooms offer lots of opportunity to make this home your own. The expansive lot provides ample space for recreational activities. With some TLC, this could be your perfect home! Located about an hour from Augusta. Don't miss this one!

13. 2004-01-22
    soldstatus $64,000

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$85/yr (+$7/mo · 20.3%)

ⓘ 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 · 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: $15,662
• − Mortgage interest: −$3,081
• − Property taxes: −$421
• − Insurance: −$275
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$1,600
• Taxable income: $7,779
• Est. tax owed @ 24.0%: −$1,867
• After-tax cash flow: $6,349/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

-14.1% since first listed

13 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-04-17 Price Changed $55,000 GAMLS
• 2026-03-11 Price Changed $65,000 GAMLS
• 2026-02-08 Price Changed $75,000 GAMLS
• 2026-01-09 Price Changed $85,000 GAMLS
• 2025-11-21 Price Changed $90,000 GAMLS
• 2025-10-26 Price Changed $95,000 GAMLS
• 2025-09-24 Price Changed $105,000 GAMLS
• 2025-08-22 Price Changed $115,000 GAMLS
• 2025-07-23 Price Changed $125,000 GAMLS
• 2025-06-30 Price Changed $130,000 GAMLS
• 2025-05-19 Listed $135,000 GAMLS
• 2004-01-22 Sold (Public Records) $64,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $421 · +4.9% YoY. Source: county tax records.