117 Sportsman Trl NE · Milledgeville, GA 31061

$210,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 128 Days on market

Built 1979 0.73 ac lot $146/sqft · 39% below area Est $346k · 39% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully renovated 4-bedroom, 2-bath mobile home that blends modern updates with comfortable living. From the moment you arrive, you'll be greeted by a charming covered front porch, perfect for relaxing and enjoying the outdoors. Inside, the thoughtfully designed layout offers four spacious bedrooms and two full baths. The owner's suite is a true retreat, featuring generous space and a stylish barn door leading into the ensuite bath. You'll love the double vanity with oval mirrors, updated lighting, and the stunning tile shower complete with a sprayer wand for a spa-like experience. On the opposite side of the home, you'll find three additional bedrooms, each with a walk-in closet, and a full bath to share-ideal for family or guests. The large laundry room provides ample space and includes an exterior door that opens to the covered back porch for added convenience. Step outside to a large backyard offering plenty of room for outdoor activities and entertaining. Enjoy cozy evenings around the firepit, and take advantage of the storage shed, perfect for gardening tools and outdoor gear. This move-in-ready home offers space, style, and functionality-don't miss the opportunity to make it yours! VACANT GO & SHOW ON SUPRA

Key facts

• Covered front porch
• Double vanity
• Walk-in closet

Tags

• COVERED FRONT PORCH
• BARN DOOR
• DOUBLE VANITY
• TILE SHOWER
• WALK-IN CLOSET
• LARGE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (16.6% below list).
• Recommended offer: $175k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 39% 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 128 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $210k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $175,115 (16.6% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (median comp): $345,769
• List price: $210,000
• Delta: -39.27%
• 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
106 Sinclair Marina Rd NE	0.41mi	4/2.0 (+1)	1,317 (-8%)	6mo	$229,900	$175	56
131 Sandy Beach Rd NE	0.24mi	2/2.0 (-1)	1,582 (+10%)	19mo	$305,000	$193	52
125A Stewart Ave NE	0.71mi	3/2.0	1,404 (-2%)	14mo	$225,000	$160	51
152 Sandy Beach Rd	0.39mi	3/2.0	1,581 (+10%)	20mo	$586,000	$371	48

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-25,855
• Equity at exit: $31,312

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-6,772
• Equity at exit: $18,157

Cash invested: $58,800 (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 31061

• Home prices YoY: -29.9%
• Rents YoY: 4.0%
• Active inventory: 375
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $100

Break-even live

Break-even rent $1,624

Max offer price $210,000

Occupancy floor 89%

Sensitivity live

Price	-10% $219	-5% $160	+0% $100	+5% $41	+10% $-19
Rent	-10% $-38	-5% $31	+0% $100	+5% $169	+10% $239
Rate	-1.0pp $206	-0.5pp $154	base $100	+0.5pp $46	+1.0pp $-10

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Cypress Oak Trl NW Milledgeville, GA	2.0	2.0	1351	$1,595	$1.18	44d	1	1.15mi
232 Corral Rd NE Milledgeville, GA	3.0	2.0	1200	$1,700	$1.42	44d	1	1.21mi
106 Degrandis Ln NE Milledgeville, GA	4.0	2.0	1740	$2,950	$1.70	44d	1	1.21mi
274 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,734	$1.13	44d	1	1.27mi
261 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,684	$1.09	44d	1	1.28mi
302 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,684	$1.09	44d	1	1.29mi
425 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,684	$1.09	44d	1	1.39mi
454 Oakwood Dr NW Milledgeville, GA	3.0	2.5	1538	$1,950	$1.27	44d	1	1.40mi
108 Kay Ave NE Milledgeville, GA	3.0	2.0	1780	$1,500	$0.84	44d	1	1.45mi

Listing history 26 events

1. 2026-06-19
   days on market $210,000 Active 128 DOM
2. 2026-06-18
   days on market $210,000 Active 127 DOM
3. 2026-06-17
   days on market $210,000 Active 126 DOM
4. 2026-06-16
   days on market $210,000 Active 125 DOM
5. 2026-06-15
   days on market $210,000 Active 124 DOM
6. 2026-06-14
   days on market $210,000 Active 122 DOM
7. 2026-06-12
   days on market $210,000 Active 121 DOM
8. 2026-06-09
   days on market $210,000 Active 118 DOM
9. 2026-06-08
   days on market $210,000 Active 117 DOM
10. 2026-06-07
    days on market $210,000 Active 116 DOM
11. 2026-06-05
    days on market $210,000 Active 113 DOM
12. 2026-06-03
    days on market $210,000 Active 112 DOM
13. 2026-06-02
    days on market $210,000 Active 111 DOM
14. 2026-06-01
    days on market $210,000 Active 110 DOM
15. 2026-05-31
    days on market $210,000 Active 109 DOM
16. 2026-05-30
    days on market $210,000 Active 108 DOM
17. 2026-05-05
    price $210,000 1267-char remark

    Show marketing remark (1267 chars)

    Welcome home to this beautifully renovated 4-bedroom, 2-bath mobile home that blends modern updates with comfortable living. From the moment you arrive, you'll be greeted by a charming covered front porch, perfect for relaxing and enjoying the outdoors. Inside, the thoughtfully designed layout offers four spacious bedrooms and two full baths. The owner's suite is a true retreat, featuring generous space and a stylish barn door leading into the ensuite bath. You'll love the double vanity with oval mirrors, updated lighting, and the stunning tile shower complete with a sprayer wand for a spa-like experience. On the opposite side of the home, you'll find three additional bedrooms, each with a walk-in closet, and a full bath to share-ideal for family or guests. The large laundry room provides ample space and includes an exterior door that opens to the covered back porch for added convenience. Step outside to a large backyard offering plenty of room for outdoor activities and entertaining. Enjoy cozy evenings around the firepit, and take advantage of the storage shed, perfect for gardening tools and outdoor gear. This move-in-ready home offers space, style, and functionality-don't miss the opportunity to make it yours! VACANT GO & SHOW ON SUPRA

18. 2026-02-11
    listed $229,900 New 1267-char remark

    Show marketing remark (1267 chars)

    Welcome home to this beautifully renovated 4-bedroom, 2-bath mobile home that blends modern updates with comfortable living. From the moment you arrive, you'll be greeted by a charming covered front porch, perfect for relaxing and enjoying the outdoors. Inside, the thoughtfully designed layout offers four spacious bedrooms and two full baths. The owner's suite is a true retreat, featuring generous space and a stylish barn door leading into the ensuite bath. You'll love the double vanity with oval mirrors, updated lighting, and the stunning tile shower complete with a sprayer wand for a spa-like experience. On the opposite side of the home, you'll find three additional bedrooms, each with a walk-in closet, and a full bath to share-ideal for family or guests. The large laundry room provides ample space and includes an exterior door that opens to the covered back porch for added convenience. Step outside to a large backyard offering plenty of room for outdoor activities and entertaining. Enjoy cozy evenings around the firepit, and take advantage of the storage shed, perfect for gardening tools and outdoor gear. This move-in-ready home offers space, style, and functionality-don't miss the opportunity to make it yours! VACANT GO & SHOW ON SUPRA

19. 2024-03-06
    soldstatus $55,000
20. 2024-03-05
    soldstatus $55,000 Sold 498-char remark

    Show marketing remark (498 chars)

    Welcome to this spacious 3 bed, 2 bath fixer-upper boasting 1440 square feet of potential! The generously sized bedrooms offer ample space for customization and comfort. Enjoy the convenience of a backyard retreat, perfect for outdoor gatherings or relaxation. Additionally, the property features a convenient carport, ensuring protection for your vehicle. With a little TLC, this property presents an excellent opportunity to create your dream home. Don't miss out on this chance to make it yours!

21. 2024-03-05
    soldstatus $55,000 Closed

    Show marketing remark (498 chars)

    Welcome to this spacious 3 bed, 2 bath fixer-upper boasting 1440 square feet of potential! The generously sized bedrooms offer ample space for customization and comfort. Enjoy the convenience of a backyard retreat, perfect for outdoor gatherings or relaxation. Additionally, the property features a convenient carport, ensuring protection for your vehicle. With a little TLC, this property presents an excellent opportunity to create your dream home. Don't miss out on this chance to make it yours!

22. 2024-02-29
    status Under Contract 498-char remark

    Show marketing remark (498 chars)

    Welcome to this spacious 3 bed, 2 bath fixer-upper boasting 1440 square feet of potential! The generously sized bedrooms offer ample space for customization and comfort. Enjoy the convenience of a backyard retreat, perfect for outdoor gatherings or relaxation. Additionally, the property features a convenient carport, ensuring protection for your vehicle. With a little TLC, this property presents an excellent opportunity to create your dream home. Don't miss out on this chance to make it yours!

23. 2024-02-29
    status Pending

    Show marketing remark (498 chars)

    Welcome to this spacious 3 bed, 2 bath fixer-upper boasting 1440 square feet of potential! The generously sized bedrooms offer ample space for customization and comfort. Enjoy the convenience of a backyard retreat, perfect for outdoor gatherings or relaxation. Additionally, the property features a convenient carport, ensuring protection for your vehicle. With a little TLC, this property presents an excellent opportunity to create your dream home. Don't miss out on this chance to make it yours!

24. 2024-02-15
    listed $49,000 New 498-char remark

    Show marketing remark (498 chars)

    Welcome to this spacious 3 bed, 2 bath fixer-upper boasting 1440 square feet of potential! The generously sized bedrooms offer ample space for customization and comfort. Enjoy the convenience of a backyard retreat, perfect for outdoor gatherings or relaxation. Additionally, the property features a convenient carport, ensuring protection for your vehicle. With a little TLC, this property presents an excellent opportunity to create your dream home. Don't miss out on this chance to make it yours!

25. 2024-02-15
    listed $49,000 Active

    Show marketing remark (498 chars)

    Welcome to this spacious 3 bed, 2 bath fixer-upper boasting 1440 square feet of potential! The generously sized bedrooms offer ample space for customization and comfort. Enjoy the convenience of a backyard retreat, perfect for outdoor gatherings or relaxation. Additionally, the property features a convenient carport, ensuring protection for your vehicle. With a little TLC, this property presents an excellent opportunity to create your dream home. Don't miss out on this chance to make it yours!

26. 2014-05-20
    soldstatus $45,000

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$799/yr (+$67/mo · 70.5%)

ⓘ 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 57% 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: $21,014
• − Mortgage interest: −$11,763
• − Property taxes: −$1,133
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$6,109
• Taxable loss: −$2,404
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $1,779/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

+366.7% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $210,000 GAMLS
• 2026-02-11 Listed $229,900 GAMLS
• 2024-03-06 Sold (Public Records) $55,000 Public Records
• 2024-03-05 Sold (MLS) $55,000 FMLS
• 2024-03-05 Sold (MLS) $55,000 GAMLS
• 2024-02-29 Pending — GAMLS
• 2024-02-29 Pending — FMLS
• 2024-02-15 Listed $49,000 FMLS
• 2024-02-15 Listed $49,000 GAMLS
• 2014-05-20 Sold (Public Records) $45,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,133 · +20.7% YoY. Source: county tax records.