100 Pine Lane Dr · Milledgeville, GA 31061

$190,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 78 Days on market

Built 1965 0.48 ac lot $103/sqft · 14% below area Est $220k · 14% under ↓ 21% since listing

---

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).

• ARV discount +13.7/15.0
• Cash flow +12.6/30.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Baldwin County, this 3 bedroom, 2.5 bath home sits on a spacious corner lot with large front and back yards, offering plenty of room for outdoor enjoyment. Inside, you'll find a functional layout with a finished walkout basement featuring French doors that open to a patio, creating great potential for additional living space such as a family room, recreation area, or home office. The basement also includes a convenient half bath. This home has seen several valuable updates including new energy-efficient windows installed in 2023 in both the basement and bedroom areas, a Generac whole-home generator installed in 2023, a new roof installed in 2024, and a natural gas tankless water heater installed in 2024, providing efficiency and peace of mind for years to come. The location is hard to beat with a short walk to Walter B. Williams Recreation Park and convenient access to Georgia College & State University, Georgia Military College, Walgreens, downtown Milledgeville, and nearby shopping and dining. Plus, Macon is only about a 30-minute drive, making commuting easy. With its corner lot, large yard space, and flexible basement area, this property offers comfort, updates, and opportunity in a great Milledgeville location.

Key facts

• French doors
• Corner lot
• 0.48 acre lot

Tags

• CORNER LOT
• LARGE FRONT AND BACK YARDS
• FINISHED WALKOUT BASEMENT
• FRENCH DOORS
• NEW ENERGY EFFICIENT WINDOWS
• GENERAC WHOLE HOME GENERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-25 ($-299/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.6% below list).
• Recommended offer: $147k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 33% 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 $6k 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 78 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $147,019 (22.6% 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 78 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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: 0.77% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (median comp): $220,237
• List price: $190,000
• Delta: -13.73%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Meriwether Cir NW	0.11mi	2/2.0 (-1)	1,811 (-2%)	14mo	$252,000	$139	75
112 Pine Lane Dr NW	0.11mi	3/2.0	1,624 (-12%)	0mo	$235,000	$145	74
136 Stevens Dr	0.37mi	4/2.0 (+1)	1,932 (+4%)	3mo	$240,000	$124	68
141 Stevens Dr NW	0.42mi	3/2.0	1,798 (-3%)	10mo	$220,000	$122	67
115 Hilandale Dr	0.46mi	4/3.0 (+1)	2,100 (+14%)	18mo	$298,000	$142	32

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-30,863
• Equity at exit: $28,330

10-year hold

• IRR: -6.3%
• Equity multiple: 0.58×
• Total profit: $-22,567
• Equity at exit: $16,428

Cash invested: $53,200 (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: 380
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,470 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-25

Break-even live

Break-even rent $1,502

Max offer price $185,595

Occupancy floor 97%

Sensitivity live

Price	-10% $83	-5% $29	+0% $-25	+5% $-79	+10% $-132
Rent	-10% $-141	-5% $-83	+0% $-25	+5% $33	+10% $91
Rate	-1.0pp $71	-0.5pp $23	base $-25	+0.5pp $-74	+1.0pp $-124

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2233 Leo Ct Milledgeville, GA	3.0	1.5	1275	$1,300	$1.02	45d	1	1.29mi
436 Whistle Way Milledgeville, GA	2.0	2.5	1250	$1,249	$1.00	45d	1	1.46mi
1753 Cedarwood Rd Milledgeville, GA	3.0	2.0	1740	$1,800	$1.03	45d	1	1.49mi
411 Whistle Way Milledgeville, GA	2.0	2.5	1300	$1,249	$0.96	45d	1	1.50mi

Listing history 3 events

1. 2026-05-15
   price $190,000 1253-char remark

   Show marketing remark (1253 chars)

   Located in Baldwin County, this 3 bedroom, 2.5 bath home sits on a spacious corner lot with large front and back yards, offering plenty of room for outdoor enjoyment. Inside, you'll find a functional layout with a finished walkout basement featuring French doors that open to a patio, creating great potential for additional living space such as a family room, recreation area, or home office. The basement also includes a convenient half bath. This home has seen several valuable updates including new energy-efficient windows installed in 2023 in both the basement and bedroom areas, a Generac whole-home generator installed in 2023, a new roof installed in 2024, and a natural gas tankless water heater installed in 2024, providing efficiency and peace of mind for years to come. The location is hard to beat with a short walk to Walter B. Williams Recreation Park and convenient access to Georgia College & State University, Georgia Military College, Walgreens, downtown Milledgeville, and nearby shopping and dining. Plus, Macon is only about a 30-minute drive, making commuting easy. With its corner lot, large yard space, and flexible basement area, this property offers comfort, updates, and opportunity in a great Milledgeville location.

2. 2026-03-16
   price $199,000 1253-char remark

   Show marketing remark (1253 chars)

   Located in Baldwin County, this 3 bedroom, 2.5 bath home sits on a spacious corner lot with large front and back yards, offering plenty of room for outdoor enjoyment. Inside, you'll find a functional layout with a finished walkout basement featuring French doors that open to a patio, creating great potential for additional living space such as a family room, recreation area, or home office. The basement also includes a convenient half bath. This home has seen several valuable updates including new energy-efficient windows installed in 2023 in both the basement and bedroom areas, a Generac whole-home generator installed in 2023, a new roof installed in 2024, and a natural gas tankless water heater installed in 2024, providing efficiency and peace of mind for years to come. The location is hard to beat with a short walk to Walter B. Williams Recreation Park and convenient access to Georgia College & State University, Georgia Military College, Walgreens, downtown Milledgeville, and nearby shopping and dining. Plus, Macon is only about a 30-minute drive, making commuting easy. With its corner lot, large yard space, and flexible basement area, this property offers comfort, updates, and opportunity in a great Milledgeville location.

3. 2026-03-03
   listed $239,000 New 1253-char remark

   Show marketing remark (1253 chars)

   Located in Baldwin County, this 3 bedroom, 2.5 bath home sits on a spacious corner lot with large front and back yards, offering plenty of room for outdoor enjoyment. Inside, you'll find a functional layout with a finished walkout basement featuring French doors that open to a patio, creating great potential for additional living space such as a family room, recreation area, or home office. The basement also includes a convenient half bath. This home has seen several valuable updates including new energy-efficient windows installed in 2023 in both the basement and bedroom areas, a Generac whole-home generator installed in 2023, a new roof installed in 2024, and a natural gas tankless water heater installed in 2024, providing efficiency and peace of mind for years to come. The location is hard to beat with a short walk to Walter B. Williams Recreation Park and convenient access to Georgia College & State University, Georgia Military College, Walgreens, downtown Milledgeville, and nearby shopping and dining. Plus, Macon is only about a 30-minute drive, making commuting easy. With its corner lot, large yard space, and flexible basement area, this property offers comfort, updates, and opportunity in a great Milledgeville location.

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$418/yr (+$35/mo · 31.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $17,642
• − Mortgage interest: −$10,643
• − Property taxes: −$1,330
• − Insurance: −$950
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$5,527
• Taxable loss: −$3,631
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $572/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

• 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

-20.5% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $190,000 GAMLS
• 2026-03-16 Price Changed $199,000 GAMLS
• 2026-03-03 Listed $239,000 GAMLS

Property tax history

+10.7%/yr

Latest (2025): $1,330 · -2.6% YoY. Source: county tax records.