1745 W Highway 280 · Milan, GA 31060

$160,000

3 bd · 2.0 ba · 3,238 sqft · SingleFamily public records · 65 Days on market

Built 1949 1.00 ac lot $49/sqft · 10% above area Est $146k · 10% over ↓ 33% since listing

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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 +10.4/30.0
• Appreciation +7.9/10.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• ARV discount +3.0/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Spacious and beautifully designed, this 4-bedroom, 4-bath home offers 3,238 sq ft of comfortable living space. Inside, you'll find generous living areas perfect for entertaining, along with well-appointed bedrooms that provide privacy and flexibility. The home seamlessly blends indoor and outdoor living with large sliding doors that open to a welcoming back patio—ideal for gatherings or relaxing evenings. Situated on a sizable lot, the property features a fantastic yard with plenty of room to enjoy the outdoors. A standout feature is the barn-style shop, offering ample space for hobbies, storage, or workspace needs. This property combines functionality, space, and charm, making it a must-see for those seeking room to live, work, and play.

Key facts

• 1 acre lot
• Built 1949
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (18.1% below list).
• Recommended offer: $131k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#507 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Telfair County (rural): math 24% / reading 30% proficiency, ranked #122 of 174 in GA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Telfair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (5.9% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $131,098 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (median comp): $145,536
• List price: $160,000
• Delta: 9.94%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.89×
• Total profit: $39,798
• Equity at exit: $99,536

10-year hold

• IRR: 13.8%
• Equity multiple: 3.72×
• Total profit: $121,647
• Equity at exit: $179,607

Cash invested: $44,800 (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 31060

• Home prices YoY: 3.9%
• Active inventory: 5
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$215 /mo · $2,585/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-85

Break-even live

Break-even rent $1,419

Max offer price $144,904

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $160,000 Active 65 DOM
2. 2026-06-17
   days on market $160,000 Active 64 DOM
3. 2026-06-16
   days on market $160,000 Active 63 DOM
4. 2026-06-16
   price $160,000 Active 62 DOM
5. 2026-06-15
   days on market $180,000 Active 62 DOM
6. 2026-06-13
   days on market $180,000 Active 60 DOM
7. 2026-06-12
   days on market $180,000 Active 59 DOM
8. 2026-06-09
   days on market $180,000 Active 56 DOM
9. 2026-06-08
   days on market $180,000 Active 55 DOM
10. 2026-06-07
    days on market $180,000 Active 54 DOM
11. 2026-06-05
    days on market $180,000 Active 52 DOM
12. 2026-06-04
    days on market $180,000 Active 50 DOM
13. 2026-06-02
    days on market $180,000 Active 49 DOM
14. 2026-06-01
    days on market $180,000 Active 48 DOM
15. 2026-05-31
    days on market $180,000 Active 47 DOM
16. 2026-05-31
    days on market $180,000 Active 46 DOM
17. 2026-04-14
    listed $180,000 Active 754-char remark

    Show marketing remark (754 chars)

    Spacious and beautifully designed, this 4-bedroom, 4-bath home offers 3,238 sq ft of comfortable living space. Inside, you'll find generous living areas perfect for entertaining, along with well-appointed bedrooms that provide privacy and flexibility. The home seamlessly blends indoor and outdoor living with large sliding doors that open to a welcoming back patio—ideal for gatherings or relaxing evenings. Situated on a sizable lot, the property features a fantastic yard with plenty of room to enjoy the outdoors. A standout feature is the barn-style shop, offering ample space for hobbies, storage, or workspace needs. This property combines functionality, space, and charm, making it a must-see for those seeking room to live, work, and play.

18. 2024-04-09
    soldstatus $274,000
19. 2024-01-24
    soldstatus $274,000 Sold 2320-char remark

    Show marketing remark (2320 chars)

    Check out this charming brick home situated on over 2 acres!!! This well-kept home offers 4 spacious bedrooms and 3.5 bathrooms. A total of 3,238 sqft offering plenty of space to spread out & tons of storage. The Bonus room is an added plus & can be used for a playroom, office, or extra storage. The kitchen offers plenty of cabinet space and if that's not enough, there's a walk-in pantry and additional cabinetry just off from the kitchen. The laundry room, storage closet, and half bath is located in this area as well. Display your cookbooks or cookware in the keeping space just off from foyer area.Conveniently located between the kitchen, living room, and dining room, you have a breakfast room. Display your fine china sets in the built-in corner cabinets and enter onto the back patio area through the sliding glass doors. The living room is very oversized and has large built-in storage cabinets and display shelving. This room offers an abundance of natural lighting with the large windows and sliding glass doors that lead out the the back patio. Enter into the dining room through the beautiful glass French doors. This room can seat 12+ people and also has a sliding glass door that leads out to the back patio. The front door foyer area has more built-in storage & beautiful hardwood floors leading down the hallway. Here you will find all 4 bedrooms. The primary bedroom offers a cozy nook reading space, sliding glass doors that lead to the back porch, plenty of closet spaces, a vanity area and an en-suite bathroom. Bedroom #2 & #3 is located down the hall with a bathroom across from them. At the end of the hallway, you will find bedroom #4. This bedroom also features a vanity area with an en suite bathroom. Outside features a carport, a large workshop with a lean-to.This building has concrete flooring, electricity, and a loft perfect for additional storage. To to rear of the backyard you will find a 3 open-sided pole barn. The back of this property boast of a natural wooded area giving it a country feel with plenty of privacy.Enjoy entertaining and nature's view on the back patio, or rock away in your rocking chairs on the front porch. Either way this home is sure not to last long, so hurry and give a call! **PLEASE DO NOT DISTURB HOMEOWNERS **PLEASE BEWARE OF SCAMMERS

20. 2024-01-16
    status Under Contract 2320-char remark

    Show marketing remark (2320 chars)

    Check out this charming brick home situated on over 2 acres!!! This well-kept home offers 4 spacious bedrooms and 3.5 bathrooms. A total of 3,238 sqft offering plenty of space to spread out & tons of storage. The Bonus room is an added plus & can be used for a playroom, office, or extra storage. The kitchen offers plenty of cabinet space and if that's not enough, there's a walk-in pantry and additional cabinetry just off from the kitchen. The laundry room, storage closet, and half bath is located in this area as well. Display your cookbooks or cookware in the keeping space just off from foyer area.Conveniently located between the kitchen, living room, and dining room, you have a breakfast room. Display your fine china sets in the built-in corner cabinets and enter onto the back patio area through the sliding glass doors. The living room is very oversized and has large built-in storage cabinets and display shelving. This room offers an abundance of natural lighting with the large windows and sliding glass doors that lead out the the back patio. Enter into the dining room through the beautiful glass French doors. This room can seat 12+ people and also has a sliding glass door that leads out to the back patio. The front door foyer area has more built-in storage & beautiful hardwood floors leading down the hallway. Here you will find all 4 bedrooms. The primary bedroom offers a cozy nook reading space, sliding glass doors that lead to the back porch, plenty of closet spaces, a vanity area and an en-suite bathroom. Bedroom #2 & #3 is located down the hall with a bathroom across from them. At the end of the hallway, you will find bedroom #4. This bedroom also features a vanity area with an en suite bathroom. Outside features a carport, a large workshop with a lean-to.This building has concrete flooring, electricity, and a loft perfect for additional storage. To to rear of the backyard you will find a 3 open-sided pole barn. The back of this property boast of a natural wooded area giving it a country feel with plenty of privacy.Enjoy entertaining and nature's view on the back patio, or rock away in your rocking chairs on the front porch. Either way this home is sure not to last long, so hurry and give a call! **PLEASE DO NOT DISTURB HOMEOWNERS **PLEASE BEWARE OF SCAMMERS

21. 2023-12-18
    historical
22. 2023-11-04
    price $284,000
23. 2023-09-11
    price $289,000
24. 2023-08-18
    listed $268,000 New 2320-char remark

    Show marketing remark (2320 chars)

    Check out this charming brick home situated on over 2 acres!!! This well-kept home offers 4 spacious bedrooms and 3.5 bathrooms. A total of 3,238 sqft offering plenty of space to spread out & tons of storage. The Bonus room is an added plus & can be used for a playroom, office, or extra storage. The kitchen offers plenty of cabinet space and if that's not enough, there's a walk-in pantry and additional cabinetry just off from the kitchen. The laundry room, storage closet, and half bath is located in this area as well. Display your cookbooks or cookware in the keeping space just off from foyer area.Conveniently located between the kitchen, living room, and dining room, you have a breakfast room. Display your fine china sets in the built-in corner cabinets and enter onto the back patio area through the sliding glass doors. The living room is very oversized and has large built-in storage cabinets and display shelving. This room offers an abundance of natural lighting with the large windows and sliding glass doors that lead out the the back patio. Enter into the dining room through the beautiful glass French doors. This room can seat 12+ people and also has a sliding glass door that leads out to the back patio. The front door foyer area has more built-in storage & beautiful hardwood floors leading down the hallway. Here you will find all 4 bedrooms. The primary bedroom offers a cozy nook reading space, sliding glass doors that lead to the back porch, plenty of closet spaces, a vanity area and an en-suite bathroom. Bedroom #2 & #3 is located down the hall with a bathroom across from them. At the end of the hallway, you will find bedroom #4. This bedroom also features a vanity area with an en suite bathroom. Outside features a carport, a large workshop with a lean-to.This building has concrete flooring, electricity, and a loft perfect for additional storage. To to rear of the backyard you will find a 3 open-sided pole barn. The back of this property boast of a natural wooded area giving it a country feel with plenty of privacy.Enjoy entertaining and nature's view on the back patio, or rock away in your rocking chairs on the front porch. Either way this home is sure not to last long, so hurry and give a call! **PLEASE DO NOT DISTURB HOMEOWNERS **PLEASE BEWARE OF SCAMMERS

25. 2023-08-18
    listed $298,000 New

    Show marketing remark (2320 chars)

    Check out this charming brick home situated on over 2 acres!!! This well-kept home offers 4 spacious bedrooms and 3.5 bathrooms. A total of 3,238 sqft offering plenty of space to spread out & tons of storage. The Bonus room is an added plus & can be used for a playroom, office, or extra storage. The kitchen offers plenty of cabinet space and if that's not enough, there's a walk-in pantry and additional cabinetry just off from the kitchen. The laundry room, storage closet, and half bath is located in this area as well. Display your cookbooks or cookware in the keeping space just off from foyer area.Conveniently located between the kitchen, living room, and dining room, you have a breakfast room. Display your fine china sets in the built-in corner cabinets and enter onto the back patio area through the sliding glass doors. The living room is very oversized and has large built-in storage cabinets and display shelving. This room offers an abundance of natural lighting with the large windows and sliding glass doors that lead out the the back patio. Enter into the dining room through the beautiful glass French doors. This room can seat 12+ people and also has a sliding glass door that leads out to the back patio. The front door foyer area has more built-in storage & beautiful hardwood floors leading down the hallway. Here you will find all 4 bedrooms. The primary bedroom offers a cozy nook reading space, sliding glass doors that lead to the back porch, plenty of closet spaces, a vanity area and an en-suite bathroom. Bedroom #2 & #3 is located down the hall with a bathroom across from them. At the end of the hallway, you will find bedroom #4. This bedroom also features a vanity area with an en suite bathroom. Outside features a carport, a large workshop with a lean-to.This building has concrete flooring, electricity, and a loft perfect for additional storage. To to rear of the backyard you will find a 3 open-sided pole barn. The back of this property boast of a natural wooded area giving it a country feel with plenty of privacy.Enjoy entertaining and nature's view on the back patio, or rock away in your rocking chairs on the front porch. Either way this home is sure not to last long, so hurry and give a call! **PLEASE DO NOT DISTURB HOMEOWNERS **PLEASE BEWARE OF SCAMMERS

ⓘ 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: $2,585 · $215/mo
• Projected year-2 tax: $2,585 · $215/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 6/10 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,732
• − Mortgage interest: −$8,962
• − Property taxes: −$2,585
• − Insurance: −$800
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$4,655
• Taxable loss: −$3,787
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $-117/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: Telfair County
• NCES district ID: 1304830
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $27,001
• Composite: 21.5/100
• National rank: #8324
• State rank: #122 of 174 in GA

Livability — Milan

• Score: 55/100
• State rank: #507
• US rank: #23110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milan, GA
• Population (ZIP): 1,868

Population outlook (Telfair County) Hauer SSP2

• Today (2025): 16,886 people
• By 2030: 16,997 · +0.7%
• By 2040: 16,869 · -0.1%
• By 2050: 16,591 · -1.7%
• By 2075: 15,414 · -8.7%
• By 2100: 12,081 · -28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 56% Black 36% Hispanic / Latino 7% Native American 2%
• Hispanic origin (detail): Cuban 7%
• Common ancestry: Serbian 2% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Telfair

• 2024 margin: Solid R (+39.3) · D 30.2% · R 69.5%
• 2008→2024 swing: -25.0pp toward R · 2008: -14.3pp · 2024: -39.3pp
• All cycles: 2024: R+39.3 2020: R+30.9 2016: R+29.9 2012: R+15.6 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 159.082
• 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

-32.8% since first listed

9 events — show timeline

• 2026-04-14 Listed $180,000 TBOR
• 2024-04-09 Sold (Public Records) $274,000 Public Records
• 2024-01-24 Sold (MLS) $274,000 GAMLS
• 2024-01-16 Pending — GAMLS
• 2023-12-18 Listing Removed — GAMLS
• 2023-11-04 Price Changed $284,000 GAMLS
• 2023-09-11 Price Changed $289,000 GAMLS
• 2023-08-18 Listed $298,000 GAMLS
• 2023-08-18 Listed $268,000 GAMLS

Property tax history

+9.5%/yr

Latest (2025): $2,585 · +12.7% YoY. Source: county tax records.