373 Oakwood Dr NW #53 · Milledgeville, GA 31061

$159,900

3 bd · 2.5 ba · 1,538 sqft · Townhouse · 43 Days on market

Built 2022 Good condition $104/sqft · 28% below area Est $223k · 28% under ↓ 30% since listing

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 373 Oakwood Drive, a beautifully designed end-unit townhome where modern comfort meets effortless everyday living. Built in 2022 and offering approximately 1,560 square feet of thoughtfully planned space, this 3-bedroom, 2.5-bath residence delivers the perfect balance of style, functionality, and low-maintenance living-all wrapped into a bright and inviting setting you'll love coming home to. From the moment you arrive, the end-unit positioning sets the tone, offering added privacy, extra natural light, and a sense of openness that truly sets this home apart. Step inside and immediately feel the flow of the open-concept main level, where the living and dining areas connect seamle

Key facts

• Vaulted ceiling
• Walk-in closet
• Primary suite

Tags

• OPEN-CONCEPT MAIN LEVEL
• KITCHEN AT THE HEART
• PRIMARY SUITE
• VAULTED CEILING
• ENSUITE BATH
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Association with fees covering grounds maintenance and reserve fund

Exterior

• Parking: Garage (1 parking space)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Attached townhouse (house structure); Two stories; End-unit; Built in 2022; Located in Oakwood Village subdivision
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Patio; Double pane windows with window treatments; Level, private lot; Sidewalks and street lights in the community

Interior

• Kitchen: Breakfast area; Pantry; Solid surface counters; No listed appliances
• Bedrooms: 3 bedrooms (two-story layout)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanities; High ceilings with vaulted areas; Walk-in closet(s); End-unit with one common wall; Dining and living room combined; Family room and foyer
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.3% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 202 units permitted in Baldwin County in 2024 (12 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $223,304
• List price: $159,900
• Delta: -28.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Pin Oak Trl	0.05mi	3/2.5	1,560 (+1%)	0mo	$159,900	$103	95
130 Pin Oak Trl NW #95	0.05mi	3/2.5	1,560 (+1%)	0mo	$159,900	$103	95
135 Pin Oak Trl	0.05mi	3/2.5	1,560 (+1%)	0mo	$159,900	$103	95
140 Pin Oak Trl	0.06mi	3/2.5	1,560 (+1%)	1mo	$159,900	$103	94
410 Oakwood Dr NW #84	0.05mi	3/2.5	1,560 (+1%)	1mo	$150,000	$96	94
418 Oakwood Dr	0.06mi	3/2.5	1,560 (+1%)	1mo	$157,700	$101	94
126 Red Oak Trl	0.15mi	3/2.5	1,560 (+1%)	1mo	$150,000	$96	90

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-9,132
• Equity at exit: $23,842

10-year hold

• IRR: 5.5%
• Equity multiple: 1.42×
• Total profit: $18,982
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $235

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $345	-5% $290	+0% $235	+5% $179	+10% $124
Rent	-10% $101	-5% $168	+0% $235	+5% $302	+10% $369
Rate	-1.0pp $315	-0.5pp $275	base $235	+0.5pp $193	+1.0pp $151

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,684	$1.09	45d	1	0.02mi
454 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,950	$1.27	45d	1	0.06mi
302 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,684	$1.09	45d	1	0.10mi
274 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,734	$1.13	45d	1	0.13mi
261 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,684	$1.09	45d	1	0.15mi
146 Cypress Oak Trl NW Milledgeville, GA	2.0	2.0	1351	$1,595	$1.18	45d	1	0.28mi
180 Milledge Commons Dr NE Milledgeville, GA	3.0	2.5	1381	$1,800	$1.30	45d	1	0.88mi
162 Milledge Commons Dr NE Milledgeville, GA	3.0	2.5	1381	$1,800	$1.30	45d	1	0.90mi
109 Milledge Commons Dr Milledgeville, GA	3.0	2.5	1895	$2,100	$1.11	45d	1	1.00mi

Listing history 29 events

1. 2026-06-21
   days on market $159,900 Active 43 DOM
2. 2026-06-19
   days on market $159,900 Active 41 DOM
3. 2026-06-18
   days on market $159,900 Active 40 DOM
4. 2026-06-17
   days on market $159,900 Active 39 DOM
5. 2026-06-16
   days on market $159,900 Active 38 DOM
6. 2026-06-15
   days on market $159,900 Active 37 DOM
7. 2026-06-14
   days on market $159,900 Active 35 DOM
8. 2026-06-12
   days on market $159,900 Active 34 DOM
9. 2026-06-09
   days on market $159,900 Active 31 DOM
10. 2026-06-08
    statusdays on market $159,900 Active 30 DOM
11. 2026-06-07
    pricestatusdays on market $159,900 Price Change 29 DOM
12. 2026-06-05
    days on market $169,000 Active 26 DOM
13. 2026-06-03
    days on market $169,000 Active 25 DOM
14. 2026-06-02
    days on market $169,000 Active 24 DOM
15. 2026-06-01
    days on market $169,000 Active 23 DOM
16. 2026-05-31
    days on market $169,000 Active 22 DOM
17. 2026-05-30
    days on market $169,000 Active 21 DOM
18. 2026-05-07
    status Under Contract 3176-char remark
19. 2026-04-24
    listed $169,000 New 3176-char remark
20. 2024-05-03
    historical
21. 2024-04-29
    historical
22. 2024-03-01
    listed $237,900 Active
23. 2024-03-01
    listed $237,900 New
24. 2024-02-29
    historical
25. 2024-02-29
    historical
26. 2024-01-24
    price $237,900
27. 2024-01-24
    price $237,900
28. 2023-07-31
    listed $229,900 Active
29. 2023-06-22
    listed $229,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,349
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$4,652
• Taxable income: $287
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,747/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern townhouse is in excellent condition with no visible repairs needed. It offers a great balance of style, functionality, and low-maintenance living, making it an attractive investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Replacing the carpet with hardwood flooring in the bedrooms — Hardwood flooring is more durable and can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replacing the carpet with hardwood flooring in the bedrooms — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-30.4% since first listed

14 events — show timeline

• 2026-06-05 Price Changed $159,900 GAMLS
• 2026-05-22 Relisted — GAMLS
• 2026-05-07 Pending — GAMLS
• 2026-04-24 Listed $169,000 GAMLS
• 2024-05-03 Listing Removed — FMLS
• 2024-04-29 Listing Removed — GAMLS
• 2024-03-01 Listed $237,900 GAMLS
• 2024-03-01 Listed $237,900 FMLS
• 2024-02-29 Listing Removed — FMLS
• 2024-02-29 Listing Removed — GAMLS
• 2024-01-24 Price Changed $237,900 FMLS
• 2024-01-24 Price Changed $237,900 GAMLS
• 2023-07-31 Listed $229,900 FMLS
• 2023-06-22 Listed $229,900 GAMLS