143 Park Ave · Milledgeville, GA 31061

$135,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 76 Days on market

Built 1959 0.35 ac lot $117/sqft · 67% above area

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• 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

Great investment opportunity in Milledgeville! This spacious 4 bedroom, 1.5 bathroom home located at 143 Park Ave offers plenty of room and strong rental potential. The home features a comfortable layout with generous living space, multiple bedrooms ideal for families or roommates, and a convenient location close to downtown Milledgeville, local shopping, dining, and Georgia College. The property is currently being used as a rental and generating $1,300 per month in income, making it an excellent opportunity for investors seeking immediate cash flow. Whether you're looking to expand your investment portfolio or purchase a property with long-term potential, this home offers both space and value in a desirable location.

Key facts

• Multiple bedrooms
• Convenient location
• Local shopping

Tags

• CONVENIENT LOCATION
• GENEROUS LIVING SPACE
• MULTIPLE BEDROOMS
• CLOSE TO DOWNTOWN
• LOCAL SHOPPING
• LOCAL DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $130k (3.7% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 76 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $135k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 0.96% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $80,861
• List price: $135,000
• Delta: 66.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Swint Ave	0.18mi	3/1.0	1,260 (+9%)	17mo	$21,000	$17	62
144 Bell Ave SE	0.47mi	3/1.0	1,248 (+8%)	5mo	$38,000	$30	60
2245 Irwinton Rd	0.60mi	2/1.0 (-1)	1,048 (-9%)	0mo	$75,000	$72	52
140A Bell Ave SE	0.47mi	3/1.0	1,312 (+14%)	10mo	$96,000	$73	47

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-9,724
• Equity at exit: $20,129

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $11,136
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$708
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $169

Break-even live

Break-even rent $1,085

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
399 Allen Memorial Dr SW Milledgeville, GA	2.0	1.0	1209	$1,300	$1.08	43d	1	0.46mi
180 Carter Pl SW Milledgeville, GA	3.0	2.0	1024	$1,125	$1.10	43d	1	0.70mi
621 S Wilkinson St Milledgeville, GA	2.0	2.0	800	$900	$1.12	43d	1	1.27mi
205 Ivey Dr SW Milledgeville, GA	2.0	2.0	1171	$1,299	$1.11	43d	1	1.39mi
450 W Franklin St Milledgeville, GA	2.0	1.0	800	$995	$1.24	43d	1	1.46mi

Listing history 25 events

1. 2026-06-05
   days on market $135,000 Active 76 DOM
2. 2026-06-03
   days on market $135,000 Active 75 DOM
3. 2026-06-02
   days on market $135,000 Active 74 DOM
4. 2026-06-01
   days on market $135,000 Active 73 DOM
5. 2026-05-31
   days on market $135,000 Active 72 DOM
6. 2026-05-30
   days on market $135,000 Active 71 DOM
7. 2026-05-08
   status Back On Market 727-char remark

   Show marketing remark (727 chars)

   Great investment opportunity in Milledgeville! This spacious 4 bedroom, 1.5 bathroom home located at 143 Park Ave offers plenty of room and strong rental potential. The home features a comfortable layout with generous living space, multiple bedrooms ideal for families or roommates, and a convenient location close to downtown Milledgeville, local shopping, dining, and Georgia College. The property is currently being used as a rental and generating $1,300 per month in income, making it an excellent opportunity for investors seeking immediate cash flow. Whether you're looking to expand your investment portfolio or purchase a property with long-term potential, this home offers both space and value in a desirable location.

8. 2026-05-08
   status Under Contract 727-char remark

   Show marketing remark (727 chars)

   Great investment opportunity in Milledgeville! This spacious 4 bedroom, 1.5 bathroom home located at 143 Park Ave offers plenty of room and strong rental potential. The home features a comfortable layout with generous living space, multiple bedrooms ideal for families or roommates, and a convenient location close to downtown Milledgeville, local shopping, dining, and Georgia College. The property is currently being used as a rental and generating $1,300 per month in income, making it an excellent opportunity for investors seeking immediate cash flow. Whether you're looking to expand your investment portfolio or purchase a property with long-term potential, this home offers both space and value in a desirable location.

9. 2026-03-27
   price $135,000 727-char remark

   Show marketing remark (727 chars)

   Great investment opportunity in Milledgeville! This spacious 4 bedroom, 1.5 bathroom home located at 143 Park Ave offers plenty of room and strong rental potential. The home features a comfortable layout with generous living space, multiple bedrooms ideal for families or roommates, and a convenient location close to downtown Milledgeville, local shopping, dining, and Georgia College. The property is currently being used as a rental and generating $1,300 per month in income, making it an excellent opportunity for investors seeking immediate cash flow. Whether you're looking to expand your investment portfolio or purchase a property with long-term potential, this home offers both space and value in a desirable location.

10. 2026-03-01
    listed $150,000 New 727-char remark

    Show marketing remark (727 chars)

    Great investment opportunity in Milledgeville! This spacious 4 bedroom, 1.5 bathroom home located at 143 Park Ave offers plenty of room and strong rental potential. The home features a comfortable layout with generous living space, multiple bedrooms ideal for families or roommates, and a convenient location close to downtown Milledgeville, local shopping, dining, and Georgia College. The property is currently being used as a rental and generating $1,300 per month in income, making it an excellent opportunity for investors seeking immediate cash flow. Whether you're looking to expand your investment portfolio or purchase a property with long-term potential, this home offers both space and value in a desirable location.

11. 2025-06-16
    historical $1,250
12. 2025-05-02
    historical
13. 2025-05-02
    historical
14. 2025-02-12
    price $1,250
15. 2025-01-07
    listed $1,400
16. 2024-12-04
    listed $175,000 New
17. 2024-12-02
    listed $175,000
18. 2022-12-15
    historical
19. 2022-05-10
    listed $129,000 New
20. 2022-04-25
    historical
21. 2022-03-17
    listed $79,000 New
22. 2018-12-17
    soldstatus $35,000
23. 2018-12-17
    soldstatus $35,000
24. 2018-12-10
    listed $29,500
25. 2018-12-06
    listed $29,500

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$123/yr (+$10/mo · 10.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $15,599
• − Mortgage interest: −$7,562
• − Property taxes: −$1,119
• − Insurance: −$675
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,927
• Taxable loss: −$181
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,077/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

+357.6% since first listed

19 events — show timeline

• 2026-05-08 Relisted — GAMLS
• 2026-05-08 Pending — GAMLS
• 2026-03-27 Price Changed $135,000 GAMLS
• 2026-03-01 Listed $150,000 GAMLS
• 2025-06-16 Rental Removed $1,250 GAMLS
• 2025-05-02 Listing Removed — Hive MLS
• 2025-05-02 Listing Removed — GAMLS
• 2025-02-12 Price Changed $1,250 GAMLS
• 2025-01-07 Listed for Rent $1,400 GAMLS
• 2024-12-04 Listed $175,000 GAMLS
• 2024-12-02 Listed $175,000 Hive MLS
• 2022-12-15 Listing Removed — GAMLS
• 2022-05-10 Listed $129,000 GAMLS
• 2022-04-25 Listing Removed — GAMLS
• 2022-03-17 Listed $79,000 GAMLS
• 2018-12-17 Sold (MLS) $35,000 LCBR
• 2018-12-17 Sold (MLS) $35,000 GAMLS
• 2018-12-10 Listed $29,500 LCBR
• 2018-12-06 Listed $29,500 GAMLS

Property tax history

+22.7%/yr

Latest (2025): $1,119 · +14.2% YoY. Source: county tax records.