140C Lakeshore Dr · Milledgeville, GA 31024

$259,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 9 Days on market

Built 2026 2.73 ac lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning new 3-bedroom, 2-bath home situated on 2.73 private acres in a fantastic location near Lake Sinclair! This inviting split open floor plan features a spacious living room with a beautiful masonry fireplace and plenty of room for a big-screen TV. The open kitchen offers a gorgeous island, farmhouse sink, dishwasher, microwave, refrigerator, and a charming barn door pantry. Enjoy peaceful country living with convenient access to boating, fishing, and recreation. Twin Bridges Marina boat ramp is approximately 3.5 miles away, and Eatonton and Milledgeville amenities are just about 10 minutes away. Located minutes off Hwy. 441, this home offers an easy commute to Atlanta, Macon, and Athens.

Key facts

• Private acres
• Masonry fireplace
• Easy commute

Tags

• PRIVATE ACRES
• MASONRY FIREPLACE
• BARN DOOR PANTRY
• EASY COMMUTE

Property features AI

Finance

• Other: Green energy-efficient features for appliances, HVAC, and thermostat
• HOA & community: Community includes lake access/features

Exterior

• Parking: Parking pad with space for two vehicles
• Utilities: Public water; Septic tank; 220 volt electric service; Cable, electricity, and water available
• Home design: Double-wide manufactured home; One level; New construction; Fee simple ownership; Crawl space foundation (pillar/post/pier)
• Construction: Vinyl siding; Composition shingle roof; Pillar/post/pier foundation; Built as new construction
• Exterior features: Front porch; Deck; Located on an asphalt county road; Lake community

Interior

• Kitchen: White cabinets with kitchen island; Pantry; Open view to the family room; Dishwasher; Electric oven and electric range; Range hood; Refrigerator
• Bedrooms: Three bedrooms on the main level; Primary suite on the main level; split bedroom floor plan
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms on the main level; Primary bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: One factory-built masonry fireplace in the living room; Double vanities in baths; High-speed internet available; Walk-in closets; Aluminum-framed windows; No common walls
• Laundry & utility: Separate laundry room; Mud room; Electric water heater

🏗️ New construction. The $259,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $278,955.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $66 ($795/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 $220k (15.1% below list).
• Recommended offer: $220k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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+, crime F, commute F.
• Putnam County (rural): math 33% / reading 30% proficiency, ranked #86 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Putnam County Primary School (756 students, 81% FRL); Putnam County Middle School (math 31% / reading 33%, grade F, #229 of 470 statewide, top 49%, 681 students, 81% FRL); Putnam County High School (math 8% / reading 32%, grade F, #238 of 424 statewide, top 57%, 919 students, 81% FRL).
• Market conditions: 522 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Putnam County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 49% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (15.1% below list)

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. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $278,955
• List price: $259,000
• Delta: -7.15%
• Verdict: FAIR
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-41,106
• Equity at exit: $41,593

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-30,864
• Equity at exit: $24,119

Cash invested: $78,107 (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 31024

• Active inventory: 522
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $66

Break-even live

Break-even rent $2,116

Max offer price $278,955

Occupancy floor 92%

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: $69,739
• Closing costs: $8,369
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $259,000 Active 9 DOM
2. 2026-06-18
   days on market $259,000 Active 8 DOM
3. 2026-06-17
   days on market $259,000 Active 7 DOM
4. 2026-06-16
   days on market $259,000 Active 6 DOM
5. 2026-06-15
   days on market $259,000 Active 5 DOM
6. 2026-06-14
   days on market $259,000 Active 3 DOM

   Show marketing remark (703 chars)

   Stunning new 3-bedroom, 2-bath home situated on 2.73 private acres in a fantastic location near Lake Sinclair! This inviting split open floor plan features a spacious living room with a beautiful masonry fireplace and plenty of room for a big-screen TV. The open kitchen offers a gorgeous island, farmhouse sink, dishwasher, microwave, refrigerator, and a charming barn door pantry. Enjoy peaceful country living with convenient access to boating, fishing, and recreation. Twin Bridges Marina boat ramp is approximately 3.5 miles away, and Eatonton and Milledgeville amenities are just about 10 minutes away. Located minutes off Hwy. 441, this home offers an easy commute to Atlanta, Macon, and Athens.

7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   days on marketlisting id $259,000 Active 2 DOM
9. 2026-06-02
   days on market $259,000 Active 40 DOM
10. 2026-06-01
    days on market $259,000 Active 39 DOM
11. 2026-05-31
    days on market $259,000 Active 38 DOM
12. 2026-05-30
    days on market $259,000 Active 37 DOM
13. 2026-05-08
    price $259,000 663-char remark
14. 2026-04-23
    listed $269,000 New 663-char remark
15. 2025-12-12
    soldstatus $289,000 Sold 971-char remark
16. 2025-12-12
    soldstatus $289,000 Closed
17. 2025-11-14
    status Pending
18. 2025-11-01
    status Under Contract 971-char remark
19. 2025-11-01
    historical Active Under Contract
20. 2025-10-12
    price $289,000
21. 2025-10-12
    price $289,000 971-char remark
22. 2025-08-15
    listed $299,000 New 971-char remark
23. 2025-08-15
    listed $299,000 Active
24. 2025-07-31
    historical
25. 2025-07-31
    historical
26. 2025-07-31
    historical
27. 2025-07-31
    historical
28. 2025-07-28
    price $44,000
29. 2025-07-28
    price $44,000
30. 2025-07-28
    price $44,000
31. 2025-07-28
    price $44,000
32. 2025-07-02
    listed $49,000 New
33. 2025-07-02
    listed $49,000 New
34. 2025-07-02
    listed $49,000 Active
35. 2025-07-02
    listed $49,000 Active
36. 2023-02-02
    soldstatus $169,000
37. 2023-02-01
    soldstatus $169,000
38. 2022-12-29
    listed $169,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $2,383 · $199/mo
• Expected delta: +$1,271/yr (+$106/mo · 114.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$15,626
• − Property taxes: −$1,112
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$8,115
• Taxable loss: −$4,071
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $1,772/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: Putnam County
• NCES district ID: 1304260
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $44,038
• Composite: 26.9/100
• National rank: #7088
• State rank: #86 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

• County: Putnam County · 21,601 people
• City population: 41,764
• Metro: nan
• Population (ZIP): 21,601
• Household income: $65,971
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 696.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 20,747 people
• By 2030: 20,163 · -2.8%
• By 2040: 18,680 · -10.0%
• By 2050: 17,117 · -17.5%
• By 2075: 13,269 · -36.0%
• By 2100: 9,234 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+42.2) · D 28.7% · R 71.0%
• 2008→2024 swing: -10.9pp toward R · 2008: -31.4pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.9 2016: R+40.0 2012: R+35.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -199.84%
• Current HPI: 269.8265
• Rent YoY: —
• Metro: nan
• 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

+53.3% since first listed

30 events — show timeline

• 2026-06-14 Pending — GAMLS
• 2026-06-10 Listed $259,000 FMLS
• 2026-06-10 Listed $259,000 GAMLS
• 2026-06-03 Listing Removed — GAMLS
• 2026-05-08 Price Changed $259,000 GAMLS
• 2026-04-23 Listed $269,000 GAMLS
• 2025-12-12 Sold (MLS) $289,000 GAMLS
• 2025-12-12 Sold (MLS) $289,000 LCBR
• 2025-11-14 Pending — LCBR
• 2025-11-01 Pending — GAMLS
• 2025-11-01 Contingent — LCBR
• 2025-10-12 Price Changed $289,000 LCBR
• 2025-10-12 Price Changed $289,000 GAMLS
• 2025-08-15 Listed $299,000 GAMLS
• 2025-08-15 Listed $299,000 LCBR
• 2025-07-31 Listing Removed — FMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-07-28 Price Changed $44,000 FMLS
• 2025-07-28 Price Changed $44,000 FMLS
• 2025-07-28 Price Changed $44,000 GAMLS
• 2025-07-28 Price Changed $44,000 GAMLS
• 2025-07-02 Listed $49,000 FMLS
• 2025-07-02 Listed $49,000 GAMLS
• 2025-07-02 Listed $49,000 GAMLS
• 2025-07-02 Listed $49,000 FMLS
• 2023-02-02 Sold (Public Records) $169,000 Public Records
• 2023-02-01 Sold (MLS) $169,000 LCBR
• 2022-12-29 Listed $169,000 LCBR

Property tax history

+22.5%/yr

Latest (2025): $1,112 · -0.5% YoY. Source: county tax records.