2313 Laura Ct NE · Milledgeville, GA 31061

$349,000

4 bd · 2.0 ba · 1,656 sqft · MultiFamily public records · 29 Days on market

Built 1996 0.25 ac lot

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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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Listing is for TWO (2) identical buildings. INVESTORS!!!! If you have been waiting to purchase income producing properties with tenants in place, we have two duplexes doing just that! Three of the four units are rented, with tenants in place over one year. Noteworthy numbers: -at $105 per sq ft. , you can't rebuild them for that -@ $800 monthly rent tha'ts $38,400 annual gross. -with Section 8 it would be $984 monthly per unit and $47,232. One unit was opened up to make it easier for showings, but obtaining tenants has not been a problem. Open concept living room into the kitchen. Laundry closet in the kitchen, with dishwasher, refrigerator, and oven/range. NO carpet in side A! Carpet in side B is a year old. The other building is next door at 2317 Laura Ct with same floorplan and all LVP.

Key facts

• No carpet in side a
• Carpet in side b
• 0.25 acre lot

Tags

• INCOME PRODUCING PROPERTIES
• THREE OF FOUR UNITS RENTED
• OPEN CONCEPT LIVING ROOM
• LAUNDRY CLOSET IN KITCHEN
• NO CARPET IN SIDE A
• CARPET IN SIDE B

Property features AI

Finance

• Other: Lot approximately 0.25 acre (10,890 sq ft)
• Financial info: Investor owned
• HOA & community: No homeowners association

Exterior

• Parking: Parking pad; Open parking; More than one parking space per unit
• Utilities: Public water; Public sewer; Individual electric meters; Individual water meters; Sewer connected
• Home design: Residential income property; Multi-family duplex; Resale
• Construction: Built in 1996
• Exterior features: Vinyl siding

Interior

• Bedrooms: Duplex with 2 total units
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One level; No basement; No fireplaces
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $295/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $344k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• 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.
• Zoned schools: Lakeview Primary (835 students, 89% FRL); Oak Hill Ms (math 13% / reading 24%, grade F, #372 of 470 statewide, top 80%, 986 students, 89% FRL); Baldwin High School (math 10% / reading 21%, grade F, #290 of 424 statewide, top 69%, 1,311 students, 89% FRL) — zoned schools average 89% FRL vs 72% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 380 active listings in the ZIP; 202 units permitted in Baldwin County in 2024 (12 in 5+ unit buildings).
• At $4,078/mo this rent would consume 90% of the median local household income ($54k/yr) (locally 1630% 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 $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $98k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y 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.
• Current owner paid $125k; list at $349k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $343,765 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (median comp): $120,960
• List price: $349,000
• Delta: 189.27%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $22,774
• Equity at exit: $52,037

10-year hold

• IRR: 16.1%
• Equity multiple: 2.37×
• Total profit: $134,161
• Equity at exit: $30,175

Cash invested: $97,720 (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: 380
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $4,078 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$856
• Net cashflow: $1,180

Break-even live

Break-even rent $2,585

Max offer price $349,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,377	-5% $1,279	+0% $1,180	+5% $1,081	+10% $982
Rent	-10% $858	-5% $1,019	+0% $1,180	+5% $1,341	+10% $1,502
Rate	-1.0pp $1,356	-0.5pp $1,269	base $1,180	+0.5pp $1,089	+1.0pp $997

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,080
Total (4 units)			$4,078

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $349,000 Active 29 DOM
2. 2026-06-19
   days on market $349,000 Active 27 DOM
3. 2026-06-18
   days on market $349,000 Active 26 DOM
4. 2026-06-17
   days on market $349,000 Active 25 DOM
5. 2026-06-16
   days on market $349,000 Active 24 DOM
6. 2026-06-15
   days on market $349,000 Active 23 DOM
7. 2026-06-14
   days on market $349,000 Active 21 DOM
8. 2026-06-12
   days on market $349,000 Active 20 DOM
9. 2026-06-09
   days on market $349,000 Active 17 DOM
10. 2026-06-08
    days on market $349,000 Active 16 DOM
11. 2026-06-07
    statusdays on market $349,000 Active 15 DOM
12. 2026-06-05
    days on market $349,000 New 12 DOM
13. 2026-06-03
    days on market $349,000 New 11 DOM
14. 2026-06-02
    days on market $349,000 New 10 DOM
15. 2026-06-01
    days on market $349,000 New 9 DOM
16. 2026-05-31
    days on market $349,000 New 8 DOM
17. 2026-05-30
    days on market $349,000 New 7 DOM
18. 2026-03-19
    listed $349,900 Active 800-char remark

    Show marketing remark (800 chars)

    Listing is for TWO (2) identical buildings. INVESTORS!!!! If you have been waiting to purchase income producing properties with tenants in place, we have two duplexes doing just that! Three of the four units are rented, with tenants in place over one year. Noteworthy numbers: -at $105 per sq ft. , you can't rebuild them for that -@ $800 monthly rent tha'ts $38,400 annual gross. -with Section 8 it would be $984 monthly per unit and $47,232. One unit was opened up to make it easier for showings, but obtaining tenants has not been a problem. Open concept living room into the kitchen. Laundry closet in the kitchen, with dishwasher, refrigerator, and oven/range. NO carpet in side A! Carpet in side B is a year old. The other building is next door at 2317 Laura Ct with same floorplan and all LVP.

19. 2026-02-13
    historical
20. 2026-02-10
    status Active
21. 2026-02-10
    status Back On Market
22. 2025-12-01
    status Pending
23. 2025-11-10
    status Under Contract
24. 2025-10-12
    price $179,000
25. 2025-10-08
    price $179,000
26. 2025-09-22
    listed $199,000 Active
27. 2025-09-11
    listed $349,900 New
28. 2025-09-11
    listed $199,000 New
29. 2024-08-13
    soldstatus $250,000 Closed
30. 2024-08-13
    soldstatus $125,000 Sold
31. 2024-08-13
    soldstatus $250,000
32. 2024-08-06
    status Under Contract
33. 2024-08-06
    historical Active Under Contract
34. 2024-07-30
    status Active
35. 2024-07-30
    status Back On Market
36. 2024-07-24
    historical Active Under Contract
37. 2024-07-24
    status Under Contract
38. 2024-07-11
    listed $134,900 Active
39. 2024-07-09
    listed $134,900 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: $795 · $66/mo
• Projected year-2 tax: $3,211 · $268/mo
• Expected delta: +$2,416/yr (+$201/mo · 303.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $48,936
• − Mortgage interest: −$19,549
• − Property taxes: −$795
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,915
• − Management: −$3,915
• − Depreciation: −$10,153
• Taxable income: $8,864
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $12,030/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

+159.4% since first listed

24 events — show timeline

• 2026-05-21 Listing Removed — GAMLS
• 2026-03-19 Listed $349,900 LCBR
• 2026-02-13 Listing Removed — GAMLS
• 2026-02-10 Relisted — LCBR
• 2026-02-10 Relisted — GAMLS
• 2025-12-01 Pending — LCBR
• 2025-11-10 Pending — GAMLS
• 2025-10-12 Price Changed $179,000 LCBR
• 2025-10-08 Price Changed $179,000 GAMLS
• 2025-09-22 Listed $199,000 LCBR
• 2025-09-11 Listed $199,000 GAMLS
• 2025-09-11 Listed $349,900 GAMLS
• 2025-09-11 Listed $349,000 GAMLS
• 2024-08-13 Sold (Public Records) $250,000 Public Records
• 2024-08-13 Sold (MLS) $250,000 MGMLS
• 2024-08-13 Sold (MLS) $125,000 GAMLS
• 2024-08-06 Pending — GAMLS
• 2024-08-06 Contingent — MGMLS
• 2024-07-30 Relisted — MGMLS
• 2024-07-30 Relisted — GAMLS
• 2024-07-24 Contingent — MGMLS
• 2024-07-24 Pending — GAMLS
• 2024-07-11 Listed $134,900 MGMLS
• 2024-07-09 Listed $134,900 GAMLS

Property tax history

+1.5%/yr

Latest (2025): $795 · -2.6% YoY. Source: county tax records.