1045 N Wilkinson St · Milledgeville, GA 31061

$65,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 58 Days on market

Built 1946 0.29 ac lot $62/sqft · 40% below area Est $108k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Investor Special in the Heart of Milledgeville! Unlock the potential at 1045 N Wilkinson St... an exceptional opportunity for investors, builders, and visionaries. Situated on a well positioned lot, this property is ready for a complete transformation. Existing structures are in need of full tear down or a total rebuild from the foundation, making this the perfect blank canvas to bring your vision to life. Located just minutes from downtown Milledgeville, Georgia College, local dining, shopping, and schools, this property offers both convenience and strong upside potential single-family home. Whether you're looking to build new construction, create a custom residence, or add to your investment portfolio, the possibilities here are endless. With the right vision and planning, this lot can be transformed into something truly special. Don't miss your chance to capitalize on this prime redevelopment opportunity in a growing area! Sold as-is. Bring your builder and your imagination!

Key facts

• 0.29 acre lot
• Parking
• Built 1946

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $32k; list at $65k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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: 1.84% ✓
• Cap rate: 15.97%
• Cash-on-cash: 34.56%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

• ARV (median comp): $107,669
• List price: $65,000
• Delta: -39.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Linda Dr NE	0.38mi	2/1.0	1,073 (+2%)	7mo	$95,000	$89	73
531 W Walton St W	0.49mi	2/1.0	1,120 (+7%)	15mo	$50,000	$45	53
340 N Jefferson St	0.73mi	2/2.0	1,118 (+6%)	14mo	$245,000	$219	39
1669 Woodbine Rd	0.70mi	3/1.5 (+1)	1,182 (+13%)	13mo	$180,000	$152	28

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: 31.2%
• Equity multiple: 2.33×
• Total profit: $24,131
• Equity at exit: $9,692

10-year hold

• IRR: 38.9%
• Equity multiple: 4.81×
• Total profit: $69,358
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$341
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $524

Break-even live

Break-even rent $532

Max offer price $65,000

Occupancy floor 51%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
365 Whistle Way Milledgeville, GA	2.0	2.5	1200	$1,249	$1.04	44d	1	0.56mi
367 Whistle Way Milledgeville, GA	2.0	2.5	1200	$1,249	$1.04	44d	1	0.57mi
387 Whistle Way Milledgeville, GA	2.0	2.5	1200	$1,249	$1.04	44d	1	0.58mi
391 Whistle Way Milledgeville, GA	2.0	2.5	1200	$1,249	$1.04	44d	1	0.58mi
411 Whistle Way Milledgeville, GA	2.0	2.5	1300	$1,249	$0.96	44d	1	0.61mi
110 Waverly Cir Milledgeville, GA	2.0	2.5	1200	$1,249	$1.04	21d	1	0.62mi
436 Whistle Way Milledgeville, GA	2.0	2.5	1250	$1,249	$1.00	44d	1	0.65mi
250 Whistle Way Milledgeville, GA	2.0	2.5	1200	$1,100	$0.92	21d	1	0.72mi
825 Matheson Rd Milledgeville, GA	2.0	1.0	1300	$1,100	$0.85	44d	1	0.78mi
121 Jacqueline Ter NW Milledgeville, GA	2.0	1.0	750	$925	$1.23	44d	1	0.87mi
1985 Briarcliff Rd Unit A2 Milledgeville, GA	2.0	2.5	1380	$1,249	$0.91	44d	1	0.92mi
1900 N Jefferson St NE Milledgeville, GA	2.0	1.0	975	$1,195	$1.23	13d	1	1.00mi
1920 Karen Cir Milledgeville, GA	2.0	2.0	1125	$985	$0.88	44d	1	1.01mi
1820 N Ridge Dr Unit A Milledgeville, GA	2.0	2.0	1200	$975	$0.81	44d	1	1.08mi
2233 Leo Ct Milledgeville, GA	3.0	1.5	1275	$1,300	$1.02	44d	1	1.19mi
241 S Irwin St Unit 62Unit 62 Milledgeville, GA	3.0	3.0	1470	$1,450	$0.99	44d	1	1.35mi
450 W Franklin St Milledgeville, GA	2.0	1.0	800	$995	$1.24	44d	1	1.36mi

Listing history 31 events

1. 2026-06-19
   days on market $65,000 Active 58 DOM
2. 2026-06-18
   days on market $65,000 Active 57 DOM
3. 2026-06-17
   days on market $65,000 Active 56 DOM
4. 2026-06-16
   days on market $65,000 Active 55 DOM
5. 2026-06-15
   days on market $65,000 Active 54 DOM
6. 2026-06-14
   days on market $65,000 Active 52 DOM
7. 2026-06-12
   days on market $65,000 Active 51 DOM
8. 2026-06-09
   days on market $65,000 Active 48 DOM
9. 2026-06-08
   days on market $65,000 Active 47 DOM
10. 2026-06-07
    days on market $65,000 Active 46 DOM
11. 2026-06-05
    days on market $65,000 Active 43 DOM
12. 2026-06-03
    days on market $65,000 Active 42 DOM
13. 2026-06-02
    days on market $65,000 Active 41 DOM
14. 2026-06-01
    days on market $65,000 Active 40 DOM
15. 2026-05-31
    days on market $65,000 Active 39 DOM
16. 2026-05-30
    days on market $65,000 Active 38 DOM
17. 2026-05-13
    status Pending Offer Approval 996-char remark

    Show marketing remark (1013 chars)

    Investor Special in the Heart of Milledgeville! Unlock the potential at 1045 N Wilkinson St… an exceptional opportunity for investors, builders, and visionaries. Situated on a well positioned lot, this property is ready for a complete transformation. Existing structures are in need of full tear down or a total rebuild from the foundation, making this the perfect blank canvas to bring your vision to life. Located just minutes from downtown Milledgeville, Georgia College, local dining, shopping, and schools, this property offers both convenience and strong upside potential single-family home. Whether you’re looking to build new construction, create a custom residence, or add to your investment portfolio, the possibilities here are endless. With the right vision and planning, this lot can be transformed into something truly special. Don’t miss your chance to capitalize on this prime redevelopment opportunity in a growing area! Sold as-is. Bring your builder and your imagination!

18. 2026-05-13
    status Pending 1013-char remark

    Show marketing remark (1013 chars)

    Investor Special in the Heart of Milledgeville! Unlock the potential at 1045 N Wilkinson St… an exceptional opportunity for investors, builders, and visionaries. Situated on a well positioned lot, this property is ready for a complete transformation. Existing structures are in need of full tear down or a total rebuild from the foundation, making this the perfect blank canvas to bring your vision to life. Located just minutes from downtown Milledgeville, Georgia College, local dining, shopping, and schools, this property offers both convenience and strong upside potential single-family home. Whether you’re looking to build new construction, create a custom residence, or add to your investment portfolio, the possibilities here are endless. With the right vision and planning, this lot can be transformed into something truly special. Don’t miss your chance to capitalize on this prime redevelopment opportunity in a growing area! Sold as-is. Bring your builder and your imagination!

19. 2026-04-07
    listed $65,000 Active 1013-char remark

    Show marketing remark (996 chars)

    Investor Special in the Heart of Milledgeville! Unlock the potential at 1045 N Wilkinson St... an exceptional opportunity for investors, builders, and visionaries. Situated on a well positioned lot, this property is ready for a complete transformation. Existing structures are in need of full tear down or a total rebuild from the foundation, making this the perfect blank canvas to bring your vision to life. Located just minutes from downtown Milledgeville, Georgia College, local dining, shopping, and schools, this property offers both convenience and strong upside potential single-family home. Whether you're looking to build new construction, create a custom residence, or add to your investment portfolio, the possibilities here are endless. With the right vision and planning, this lot can be transformed into something truly special. Don't miss your chance to capitalize on this prime redevelopment opportunity in a growing area! Sold as-is. Bring your builder and your imagination!

20. 2026-04-07
    listed $65,000 New 996-char remark

    Show marketing remark (996 chars)

    Investor Special in the Heart of Milledgeville! Unlock the potential at 1045 N Wilkinson St... an exceptional opportunity for investors, builders, and visionaries. Situated on a well positioned lot, this property is ready for a complete transformation. Existing structures are in need of full tear down or a total rebuild from the foundation, making this the perfect blank canvas to bring your vision to life. Located just minutes from downtown Milledgeville, Georgia College, local dining, shopping, and schools, this property offers both convenience and strong upside potential single-family home. Whether you're looking to build new construction, create a custom residence, or add to your investment portfolio, the possibilities here are endless. With the right vision and planning, this lot can be transformed into something truly special. Don't miss your chance to capitalize on this prime redevelopment opportunity in a growing area! Sold as-is. Bring your builder and your imagination!

21. 2026-04-03
    historical $65,000 996-char remark

    Show marketing remark (1013 chars)

    Investor Special in the Heart of Milledgeville! Unlock the potential at 1045 N Wilkinson St… an exceptional opportunity for investors, builders, and visionaries. Situated on a well positioned lot, this property is ready for a complete transformation. Existing structures are in need of full tear down or a total rebuild from the foundation, making this the perfect blank canvas to bring your vision to life. Located just minutes from downtown Milledgeville, Georgia College, local dining, shopping, and schools, this property offers both convenience and strong upside potential single-family home. Whether you’re looking to build new construction, create a custom residence, or add to your investment portfolio, the possibilities here are endless. With the right vision and planning, this lot can be transformed into something truly special. Don’t miss your chance to capitalize on this prime redevelopment opportunity in a growing area! Sold as-is. Bring your builder and your imagination!

22. 2026-04-03
    historical $65,000 1013-char remark

    Show marketing remark (1013 chars)

    Investor Special in the Heart of Milledgeville! Unlock the potential at 1045 N Wilkinson St… an exceptional opportunity for investors, builders, and visionaries. Situated on a well positioned lot, this property is ready for a complete transformation. Existing structures are in need of full tear down or a total rebuild from the foundation, making this the perfect blank canvas to bring your vision to life. Located just minutes from downtown Milledgeville, Georgia College, local dining, shopping, and schools, this property offers both convenience and strong upside potential single-family home. Whether you’re looking to build new construction, create a custom residence, or add to your investment portfolio, the possibilities here are endless. With the right vision and planning, this lot can be transformed into something truly special. Don’t miss your chance to capitalize on this prime redevelopment opportunity in a growing area! Sold as-is. Bring your builder and your imagination!

23. 2025-12-31
    historical
24. 2025-06-09
    listed $74,900 New
25. 2025-03-31
    historical
26. 2025-01-31
    price $74,900
27. 2024-12-13
    listed $89,999 New
28. 2020-07-08
    soldstatus $32,000
29. 2020-07-08
    soldstatus $32,000
30. 2020-06-24
    listed $37,500
31. 2020-01-25
    listed $37,500

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $14,352
• − Mortgage interest: −$3,641
• − Property taxes: −$632
• − Insurance: −$325
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$1,891
• Taxable income: $5,567
• Est. tax owed @ 24.0%: −$1,336
• After-tax cash flow: $4,954/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

+73.3% since first listed

15 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-05-13 Pending — FMLS
• 2026-04-07 Listed $65,000 FMLS
• 2026-04-07 Listed $65,000 GAMLS
• 2026-04-03 Coming Soon $65,000 GAMLS
• 2026-04-03 Coming Soon $65,000 FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-06-09 Listed $74,900 GAMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-01-31 Price Changed $74,900 GAMLS
• 2024-12-13 Listed $89,999 GAMLS
• 2020-07-08 Sold (MLS) $32,000 LCBR
• 2020-07-08 Sold (MLS) $32,000 GAMLS
• 2020-06-24 Listed $37,500 LCBR
• 2020-01-25 Listed $37,500 GAMLS

Property tax history

+3.1%/yr

Latest (2025): $632 · +64.7% YoY. Source: county tax records.