641 S Masonic St · Millen, GA 30442

$115,000

3 bd · 2.0 ba · 2,076 sqft · SingleFamily public records · 38 Days on market

Built 1930 0.45 ac lot $55/sqft · 27% below area Est $157k · 27% under

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Why this score? — see what drove the B 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• Appreciation +6.8/10.0
• 1% rule +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to this spacious 3-bedroom, 2-bathroom brick home that's ready for your personal touch! Inside, you'll find a functional layout featuring a cozy living room, a kitchen with a bright breakfast area, and a formal dining room-perfect for hosting family gatherings. In addition to the main living areas, this home offers a couple of bonus rooms that can easily become a home office, playroom, craft space, or whatever you imagine. Whether you're looking to renovate or restore, this home provides a great foundation with solid bones. Enjoy your morning coffee on the front porch, park under the covered carport, and take advantage of the backyard complete with storage buildings-ideal for tools,

Key facts

• Cozy living room
• Formal dining room
• Bonus rooms

Tags

• BRICK HOME
• COZY LIVING ROOM
• BRIGHT BREAKFAST AREA
• FORMAL DINING ROOM
• BONUS ROOMS
• FRONT PORCH

Property features AI

Exterior

• Parking: Attached garage; 1 garage parking space; 1 total parking space
• Utilities: Public water; Public sewer; Sewer and water connected
• Home design: Single-family residence; One-story (single level); Entry level is 1
• Construction: Brick construction; See remarks for additional construction details
• Exterior features: Composition roof; No patio or porch; No fencing; Property has a view; Paved road access; City street and state road frontage; Zoned R3

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: High ceilings; 7 total rooms; No basement (crawl space)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.8% in Millen — 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 57/100 on livability (#464 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Jenkins County (rural): math 26% / reading 29% proficiency, ranked #119 of 174 in GA (top 68%) — 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: Jenkins County Elementary School (math 31% / reading 30%, grade F, #620 of 1,228 statewide, top 51%, 569 students, 93% FRL); Jenkins County Middle School (math 22% / reading 29%, grade F, #288 of 470 statewide, top 62%, 256 students, 93% FRL); Jenkins County High School (math 27% / reading 27%, grade F, #162 of 424 statewide, top 40%, 321 students, 93% FRL) — zoned schools average 93% FRL vs 72% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 28 units permitted in Jenkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $4k appreciation (3.7% local appreciation)).
• Jenkins County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $157,462
• List price: $115,000
• Delta: -26.97%
• 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
606 Edenfield Ave	0.30mi	3/2.0	1,815 (-13%)	7mo	$145,000	$80	59
632 Lane Dr	0.60mi	3/2.0	2,000 (-4%)	10mo	$189,999	$95	57
422 Park Ave	0.32mi	4/2.5 (+1)	1,807 (-13%)	8mo	$200,000	$111	50
339 Virginia Ave	0.55mi	2/2.0 (-1)	1,890 (-9%)	10mo	$155,000	$82	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.04×
• Total profit: $33,547
• Equity at exit: $56,039

10-year hold

• IRR: 18.6%
• Equity multiple: 3.88×
• Total profit: $92,644
• Equity at exit: $89,891

Cash invested: $32,200 (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 30442

• Home prices YoY: 1.4%
• Active inventory: 44
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $245

Break-even live

Break-even rent $964

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $115,000 Active 38 DOM
2. 2026-06-17
   days on market $115,000 Active 37 DOM
3. 2026-06-16
   days on market $115,000 Active 36 DOM
4. 2026-06-15
   days on market $115,000 Active 35 DOM
5. 2026-06-13
   days on market $115,000 Active 33 DOM
6. 2026-06-12
   days on market $115,000 Active 32 DOM
7. 2026-06-09
   days on market $115,000 Active 29 DOM
8. 2026-06-08
   days on market $115,000 Active 28 DOM
9. 2026-06-07
   days on market $115,000 Active 27 DOM
10. 2026-06-07
    days on market $115,000 Active 26 DOM
11. 2026-06-04
    days on market $115,000 Active 23 DOM
12. 2026-06-02
    days on market $115,000 Active 22 DOM
13. 2026-06-01
    days on market $115,000 Active 21 DOM
14. 2026-05-31
    days on market $115,000 Active 20 DOM
15. 2026-05-31
    days on market $115,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-05-05
    listed $115,000 Active
18. 2026-05-05
    listed $115,000 Active 779-char remark
19. 2026-03-31
    historical
20. 2026-03-30
    status Active
21. 2026-03-30
    status Back On Market
22. 2026-03-27
    status Pending
23. 2026-03-27
    historical
24. 2026-03-27
    historical
25. 2026-03-25
    historical Active Under Contract
26. 2026-02-12
    listed $124,900 Active
27. 2026-02-12
    listed $124,900
28. 2026-01-27
    price $124,900
29. 2025-10-27
    price $139,900
30. 2025-07-19
    price $150,000
31. 2025-06-16
    price $155,000
32. 2025-05-06
    status New
33. 2025-04-15
    historical
34. 2025-04-06
    listed $115,000 New
35. 2025-04-06
    listed $165,000 New

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,295
• − Mortgage interest: −$6,442
• − Property taxes: −$1,327
• − Insurance: −$575
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,345
• Taxable income: $1,158
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,666/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: Jenkins County
• NCES district ID: 1303090
• Math proficiency: 26% ▼ -6.00%
• Reading proficiency: 29% ▲ 1.00%
• Median HH income: $27,711
• Composite: 21.99/100
• National rank: #8207
• State rank: #119 of 174 in GA

Livability — Millen

• Score: 57/100
• State rank: #464
• US rank: #21989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millen, GA
• Population (ZIP): 8,484

Population outlook (Jenkins County) Hauer SSP2

• Today (2025): 10,173 people
• By 2030: 10,704 · +5.2%
• By 2040: 11,551 · +13.5%
• By 2050: 12,087 · +18.8%
• By 2075: 12,942 · +27.2%
• By 2100: 11,684 · +14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 40% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Scottish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Jenkins

• 2024 margin: Solid R (+30.4) · D 34.6% · R 65.0%
• 2008→2024 swing: -17.2pp toward R · 2008: -13.2pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+25.9 2016: R+25.8 2012: R+11.7 2008: R+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.66%
• Current HPI: 268.1339
• 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

+0.0% since first listed

20 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-05 Listed $115,000 Hive MLS
• 2026-05-05 Listed $115,000 Hive MLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-30 Relisted — Hive MLS
• 2026-03-30 Relisted — GAMLS
• 2026-03-27 Pending — Hive MLS
• 2026-03-27 Listing Removed — Hive MLS
• 2026-03-27 Listing Removed — Hive MLS
• 2026-03-25 Contingent — GAMLS
• 2026-02-12 Listed $124,900 Hive MLS
• 2026-02-12 Listed $124,900 Hive MLS
• 2026-01-27 Price Changed $124,900 GAMLS
• 2025-10-27 Price Changed $139,900 GAMLS
• 2025-07-19 Price Changed $150,000 GAMLS
• 2025-06-16 Price Changed $155,000 GAMLS
• 2025-05-06 Relisted — GAMLS
• 2025-04-15 Listing Removed — GAMLS
• 2025-04-06 Listed $165,000 GAMLS
• 2025-04-06 Listed $115,000 GAMLS

Property tax history

+19.5%/yr

Latest (2025): $1,327 · +10.5% YoY. Source: county tax records.