731 N Jefferson St NE · Milledgeville, GA 31061

$165,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 10 Days on market

Built 1950 5,532 sqft lot ↓ 51% 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Opportunity awaits at 731 N Jefferson in Milledgeville! This charming fixer-upper is full of potential and ready for your personal touch. Whether you're looking for your next investment property, a renovation project, or a place to create your dream home, this property offers endless possibilities. Featuring a spacious layout and classic character, this home provides a solid foundation for updates and improvements to match your style and vision. With a little imagination and TLC, you can transform this property into something truly special. Conveniently located near downtown Milledgeville, shopping, dining, schools, and local amenities, you'll enjoy the perfect blend of established neighborhood charm and everyday convenience. If you've been searching for a property with great bones and the chance to build equity while making it your own, don't miss this unique opportunity. Bring your ideas and unlock the potential of 731 N Jefferson!

Key facts

• Local amenities
• Classic character
• Spacious layout

Tags

• SPACIOUS LAYOUT
• CLASSIC CHARACTER
• ESTABLISHED NEIGHBORHOOD CHARM
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer available
• Home design: Two-story home; Entry level information not specified; Facing direction not specified; Property currently under construction
• Construction: Concrete construction; Composition roof; Slab foundation; Under construction
• Exterior features: Parking pad; Paved road frontage on a county road

Interior

• Kitchen: No kitchen features listed
• Bedrooms: One bedroom on the main level (master on main); Four bedrooms on the upper level
• Bathrooms: Four full bathrooms; Two bathrooms on the main level; Two full bathrooms on the upper level; Master bath with double vanity
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 9-foot ceilings on the main level; No common walls; Under construction
• Laundry & utility: Laundry located in the hall

🏗️ New construction. The $165,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $104,130.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• To cash-flow at today's rent, offer at most $164k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (24.0% below list).
• Recommended offer: $125k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 10.2% 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: 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); 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 $720 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $125,318 (24.0% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $104,130
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 N Jefferson St	0.36mi	2/2.0 (-1)	1,118 (-4%)	14mo	$245,000	$219	55
531 W Walton St W	0.58mi	2/1.0 (-1)	1,120 (-4%)	15mo	$50,000	$45	48
261 Linda Dr NE	0.68mi	2/1.0 (-1)	1,073 (-8%)	7mo	$95,000	$89	43

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: 5.2%
• Equity multiple: 1.21×
• Total profit: $5,983
• Equity at exit: $15,526

10-year hold

• IRR: 15.5%
• Equity multiple: 2.32×
• Total profit: $38,463
• Equity at exit: $9,003

Cash invested: $29,156 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$546
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $338

Break-even live

Break-even rent $825

Max offer price $104,130

Occupancy floor 68%

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: $26,032
• Closing costs: $3,124
• 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	43d	1	0.81mi
367 Whistle Way Milledgeville, GA	2.0	2.5	1200	$1,249	$1.04	43d	1	0.81mi
387 Whistle Way Milledgeville, GA	2.0	2.5	1200	$1,249	$1.04	43d	1	0.84mi
391 Whistle Way Milledgeville, GA	2.0	2.5	1200	$1,249	$1.04	43d	1	0.84mi
411 Whistle Way Milledgeville, GA	2.0	2.5	1300	$1,249	$0.96	43d	1	0.88mi
825 Matheson Rd Milledgeville, GA	2.0	1.0	1300	$1,100	$0.85	43d	1	0.89mi
110 Waverly Cir Milledgeville, GA	2.0	2.5	1200	$1,249	$1.04	20d	1	0.91mi
436 Whistle Way Milledgeville, GA	2.0	2.5	1250	$1,249	$1.00	43d	1	0.92mi
250 Whistle Way Milledgeville, GA	2.0	2.5	1200	$1,100	$0.92	20d	1	0.97mi
450 W Franklin St Milledgeville, GA	2.0	1.0	800	$995	$1.24	43d	1	1.11mi
241 S Irwin St Unit 62Unit 62 Milledgeville, GA	3.0	3.0	1470	$1,450	$0.99	43d	1	1.19mi
121 Jacqueline Ter NW Milledgeville, GA	2.0	1.0	750	$925	$1.23	43d	1	1.19mi
621 S Wilkinson St Milledgeville, GA	2.0	2.0	800	$900	$1.12	43d	1	1.21mi
1985 Briarcliff Rd Unit A2 Milledgeville, GA	2.0	2.5	1380	$1,249	$0.91	43d	1	1.22mi
1920 Karen Cir Milledgeville, GA	2.0	2.0	1125	$985	$0.88	43d	1	1.27mi
1900 N Jefferson St NE Milledgeville, GA	2.0	1.0	975	$1,195	$1.23	13d	1	1.30mi
1820 N Ridge Dr Unit A Milledgeville, GA	2.0	2.0	1200	$975	$0.81	43d	1	1.36mi

Listing history 8 events

1. 2026-06-19
   days on market $165,000 Active 10 DOM
2. 2026-06-18
   days on market $165,000 Active 9 DOM
3. 2026-06-17
   days on market $165,000 Active 8 DOM
4. 2026-06-16
   days on market $165,000 Active 7 DOM
5. 2026-06-15
   days on market $165,000 Active 6 DOM
6. 2026-06-14
   days on market $165,000 Active 4 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $165,000 Active 3 DOM

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$770/yr (+$64/mo · 102.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 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: $15,038
• − Mortgage interest: −$5,833
• − Property taxes: −$748
• − Insurance: −$521
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,029
• Taxable income: $2,501
• Est. tax owed @ 24.0%: −$600
• After-tax cash flow: $3,458/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

-51.3% since first listed

15 events — show timeline

• 2026-06-09 Listed $165,000 GAMLS
• 2026-06-09 Listed $165,000 FMLS
• 2025-09-01 Listing Removed — GAMLS
• 2025-05-31 Listed $399,999 GAMLS
• 2025-05-16 Listing Removed — GAMLS
• 2025-03-16 Price Changed $314,000 GAMLS
• 2025-02-01 Listed $339,000 GAMLS
• 2025-01-31 Listing Removed — GAMLS
• 2024-12-23 Price Changed $339,000 GAMLS
• 2024-12-20 Price Changed $349,000 GAMLS
• 2024-11-11 Price Changed $369,998 GAMLS
• 2024-09-02 Listed $369,999 GAMLS
• 2024-08-31 Listing Removed — GAMLS
• 2024-06-11 Price Changed $349,900 GAMLS
• 2024-05-20 Listed $339,000 GAMLS

Property tax history

+24.2%/yr

Latest (2025): $748 · +2892.0% YoY. Source: county tax records.