145 Park Ave SE · Milledgeville, GA 31061

$75,000

1 bd · 1.0 ba · 862 sqft · Other · 107 Days on market

Built 1965 0.29 ac lot ↓ 25% since listing

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

Rent-to-Own Opportunity | 1 Bed / 1 Bath Home - 145 Park Ave Now offering a unique rent-to-own opportunity at 145 Park Ave. This 1 bedroom, 1 bathroom home is being exclusively offered as a rent-to-own property, making it a great option for those who want the benefits of homeownership while building toward purchasing over time. The home features a comfortable and efficient layout with a cozy living space, a functional kitchen, and a well-sized bedroom. The bathroom is conveniently located, and the overall floor plan is easy to maintain and ideal for single occupants or couples. This program is designed for individuals who may not be ready for traditional financing today but are motivated to work toward ownership. Monthly rent payments contribute toward the future purchase, allowing residents to live in the home while preparing for long-term ownership. Conveniently located on Park Avenue with easy access to downtown, shopping, dining, and local amenities.

Key facts

• 0.29 acre lot
• Built 1965
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.3% 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); 380 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $4,929
• Equity at exit: $11,183

10-year hold

• IRR: 16.3%
• Equity multiple: 2.40×
• Total profit: $29,350
• Equity at exit: $6,485

Cash invested: $21,000 (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: 380
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $252

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $303	-5% $278	+0% $252	+5% $226	+10% $200
Rent	-10% $175	-5% $213	+0% $252	+5% $290	+10% $329
Rate	-1.0pp $289	-0.5pp $271	base $252	+0.5pp $232	+1.0pp $212

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 S Wilkinson St Milledgeville, GA	2.0	2.0	800	$900	$1.12	45d	1	1.27mi
450 W Franklin St Milledgeville, GA	2.0	1.0	800	$995	$1.24	45d	1	1.46mi

Listing history 8 events

1. 2026-06-05
   days on market $75,000 Active 107 DOM
2. 2026-06-03
   days on market $75,000 Active 106 DOM
3. 2026-06-02
   days on market $75,000 Active 105 DOM
4. 2026-06-01
   days on market $75,000 Active 104 DOM
5. 2026-05-31
   days on market $75,000 Active 103 DOM
6. 2026-05-30
   days on market $75,000 Active 102 DOM
7. 2026-02-27
   price $75,000 981-char remark

   Show marketing remark (981 chars)

   Rent-to-Own Opportunity | 1 Bed / 1 Bath Home - 145 Park Ave Now offering a unique rent-to-own opportunity at 145 Park Ave. This 1 bedroom, 1 bathroom home is being exclusively offered as a rent-to-own property, making it a great option for those who want the benefits of homeownership while building toward purchasing over time. The home features a comfortable and efficient layout with a cozy living space, a functional kitchen, and a well-sized bedroom. The bathroom is conveniently located, and the overall floor plan is easy to maintain and ideal for single occupants or couples. This program is designed for individuals who may not be ready for traditional financing today but are motivated to work toward ownership. Monthly rent payments contribute toward the future purchase, allowing residents to live in the home while preparing for long-term ownership. Conveniently located on Park Avenue with easy access to downtown, shopping, dining, and local amenities.

8. 2026-02-01
   listed $100,000 New 981-char remark

   Show marketing remark (981 chars)

   Rent-to-Own Opportunity | 1 Bed / 1 Bath Home - 145 Park Ave Now offering a unique rent-to-own opportunity at 145 Park Ave. This 1 bedroom, 1 bathroom home is being exclusively offered as a rent-to-own property, making it a great option for those who want the benefits of homeownership while building toward purchasing over time. The home features a comfortable and efficient layout with a cozy living space, a functional kitchen, and a well-sized bedroom. The bathroom is conveniently located, and the overall floor plan is easy to maintain and ideal for single occupants or couples. This program is designed for individuals who may not be ready for traditional financing today but are motivated to work toward ownership. Monthly rent payments contribute toward the future purchase, allowing residents to live in the home while preparing for long-term ownership. Conveniently located on Park Avenue with easy access to downtown, shopping, dining, and local amenities.

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $11,695
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,182
• Taxable income: $1,941
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $2,554/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

-25.0% since first listed

2 events — show timeline

• 2026-02-27 Price Changed $75,000 GAMLS
• 2026-02-01 Listed $100,000 GAMLS

Property tax history

+0.4%/yr

Latest (2025): $49 · -1.3% YoY. Source: county tax records.