128 Sunfish Trl · Milledgeville, GA 31024

$199,900

3 bd · 2.0 ba · 1,372 sqft · Other · 67 Days on market

Built 2025 0.51 ac lot $146/sqft · 35% below area Est $306k · 35% under ↓ 21% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New 2025 Mobile Home for Sale Near Lake Sinclair | 3 Bed, 2 Bath | Lake Access | .5+ Acre - Brand new 2025 mobile home near Lake Sinclair with community lake access, dock, boat ramp, and parking-ideal for buyers searching for affordable homes near Lake Sinclair with water access. 3-bedroom, 2-bath home with split-bedroom floor plan and open-concept living. Spacious living room connects to eat-in kitchen, offering functional layout for everyday living. Kitchen includes dining area and ample cabinet space. Primary bedroom features walk-in closet, garden tub, and separate shower. Secondary bedrooms are located on opposite side of home-ideal for privacy, guests, or home office. Situated on over half an acre, this property offers usable land, outdoor space, and privacy-hard to find with lake access homes in the Lake Sinclair area. Rear deck provides outdoor living space. Community lake access is directly across the street with dock and boat ramp-perfect for boating, fishing, and recreational use. FHA and VA approved. Move-in ready new construction mobile home near Lake Sinclair. If you're searching for homes for sale near Lake Sinclair, mobile homes with land, or affordable lake access property-this home is a strong match.

Key facts

• Privacy
• Dock
• Lake access

Tags

• LAKE ACCESS
• DOCK
• BOAT RAMP
• OUTDOOR LIVING SPACE
• USABLE LAND
• PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Putnam County (rural): math 33% / reading 30% proficiency, ranked #86 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 522 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/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.
• Putnam County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $29k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $305,862
• List price: $199,900
• Delta: -34.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-9,531
• Equity at exit: $29,806

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $21,230
• Equity at exit: $17,284

Cash invested: $55,972 (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 31024

• Active inventory: 522
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $358

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 79%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $199,900 Active 67 DOM
2. 2026-06-18
   days on market $199,900 Active 66 DOM
3. 2026-06-17
   days on market $199,900 Active 65 DOM
4. 2026-06-16
   days on market $199,900 Active 64 DOM
5. 2026-06-15
   days on market $199,900 Active 63 DOM
6. 2026-06-14
   days on market $199,900 Active 61 DOM
7. 2026-06-12
   days on market $199,900 Active 60 DOM
8. 2026-06-09
   days on market $199,900 Active 57 DOM
9. 2026-06-08
   days on market $199,900 Active 56 DOM
10. 2026-06-07
    days on market $199,900 Active 55 DOM
11. 2026-06-05
    days on market $199,900 Active 52 DOM
12. 2026-06-03
    days on market $199,900 Active 51 DOM
13. 2026-06-02
    days on market $199,900 Active 50 DOM
14. 2026-06-01
    days on market $199,900 Active 49 DOM
15. 2026-05-31
    days on market $199,900 Active 48 DOM
16. 2026-05-30
    days on market $199,900 Active 47 DOM
17. 2026-05-02
    price $199,900 1237-char remark

    Show marketing remark (1237 chars)

    New 2025 Mobile Home for Sale Near Lake Sinclair | 3 Bed, 2 Bath | Lake Access | .5+ Acre - Brand new 2025 mobile home near Lake Sinclair with community lake access, dock, boat ramp, and parking-ideal for buyers searching for affordable homes near Lake Sinclair with water access. 3-bedroom, 2-bath home with split-bedroom floor plan and open-concept living. Spacious living room connects to eat-in kitchen, offering functional layout for everyday living. Kitchen includes dining area and ample cabinet space. Primary bedroom features walk-in closet, garden tub, and separate shower. Secondary bedrooms are located on opposite side of home-ideal for privacy, guests, or home office. Situated on over half an acre, this property offers usable land, outdoor space, and privacy-hard to find with lake access homes in the Lake Sinclair area. Rear deck provides outdoor living space. Community lake access is directly across the street with dock and boat ramp-perfect for boating, fishing, and recreational use. FHA and VA approved. Move-in ready new construction mobile home near Lake Sinclair. If you're searching for homes for sale near Lake Sinclair, mobile homes with land, or affordable lake access property-this home is a strong match.

18. 2026-04-09
    listed $229,000 New 1237-char remark

    Show marketing remark (1237 chars)

    New 2025 Mobile Home for Sale Near Lake Sinclair | 3 Bed, 2 Bath | Lake Access | .5+ Acre - Brand new 2025 mobile home near Lake Sinclair with community lake access, dock, boat ramp, and parking-ideal for buyers searching for affordable homes near Lake Sinclair with water access. 3-bedroom, 2-bath home with split-bedroom floor plan and open-concept living. Spacious living room connects to eat-in kitchen, offering functional layout for everyday living. Kitchen includes dining area and ample cabinet space. Primary bedroom features walk-in closet, garden tub, and separate shower. Secondary bedrooms are located on opposite side of home-ideal for privacy, guests, or home office. Situated on over half an acre, this property offers usable land, outdoor space, and privacy-hard to find with lake access homes in the Lake Sinclair area. Rear deck provides outdoor living space. Community lake access is directly across the street with dock and boat ramp-perfect for boating, fishing, and recreational use. FHA and VA approved. Move-in ready new construction mobile home near Lake Sinclair. If you're searching for homes for sale near Lake Sinclair, mobile homes with land, or affordable lake access property-this home is a strong match.

19. 2026-03-01
    historical
20. 2025-12-19
    status Back On Market
21. 2025-12-18
    status Under Contract
22. 2025-12-14
    price $215,000
23. 2025-11-03
    price $224,000
24. 2025-10-17
    status Back On Market
25. 2025-09-30
    status Under Contract
26. 2025-09-27
    historical
27. 2025-09-10
    price $229,000
28. 2025-08-18
    price $234,900
29. 2025-08-06
    price $247,000
30. 2025-07-03
    listed $224,000 Active
31. 2025-06-27
    historical
32. 2025-06-27
    historical
33. 2025-03-08
    listed $249,000
34. 2025-03-06
    listed $254,000 New
35. 2025-03-06
    listed $249,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,429
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$5,815
• Taxable income: $1,189
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $4,016/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: Putnam County
• NCES district ID: 1304260
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $44,038
• Composite: 26.9/100
• National rank: #7088
• State rank: #86 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: Putnam County · 21,601 people
• City population: 41,764
• Metro: nan
• Population (ZIP): 21,601
• Household income: $65,971
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 696.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 20,747 people
• By 2030: 20,163 · -2.8%
• By 2040: 18,680 · -10.0%
• By 2050: 17,117 · -17.5%
• By 2075: 13,269 · -36.0%
• By 2100: 9,234 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+42.2) · D 28.7% · R 71.0%
• 2008→2024 swing: -10.9pp toward R · 2008: -31.4pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.9 2016: R+40.0 2012: R+35.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -199.84%
• Current HPI: 269.8265
• Rent YoY: —
• Metro: nan
• 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

-21.3% since first listed

19 events — show timeline

• 2026-05-02 Price Changed $199,900 GAMLS
• 2026-04-09 Listed $229,000 GAMLS
• 2026-03-01 Listing Removed — GAMLS
• 2025-12-19 Relisted — GAMLS
• 2025-12-18 Pending — GAMLS
• 2025-12-14 Price Changed $215,000 GAMLS
• 2025-11-03 Price Changed $224,000 GAMLS
• 2025-10-17 Relisted — GAMLS
• 2025-09-30 Pending — GAMLS
• 2025-09-27 Listing Removed — Hive MLS
• 2025-09-10 Price Changed $229,000 GAMLS
• 2025-08-18 Price Changed $234,900 GAMLS
• 2025-08-06 Price Changed $247,000 GAMLS
• 2025-07-03 Listed $224,000 Hive MLS
• 2025-06-27 Listing Removed — Hive MLS
• 2025-06-27 Listing Removed — GAMLS
• 2025-03-08 Listed $249,000 Hive MLS
• 2025-03-06 Listed $249,000 GAMLS
• 2025-03-06 Listed $254,000 GAMLS

Property tax history

+2.1%/yr

Latest (2025): $93 · +12.4% YoY. Source: county tax records.