Side-by-side comparison of Jefferson, GA and Milledgeville, GA — cap rates, rent, prices, and investment metrics.
Cash flow: Milledgeville has the edge with an estimated cap rate of 4.32% compared to Jefferson's 4.18%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $400,000 in Jefferson vs $225,000 in Milledgeville, while rents come in at $2,100/mo and $1,210/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.
Growth & appreciation: Jefferson is growing faster at 0.9% annually vs Milledgeville's 0.9%. Jefferson leads on home value appreciation at 2.9% per year.
Costs & risk: Property taxes are 0.93% in Jefferson vs 0.93% in Milledgeville. Vacancy rates of 6.2% and 6.2% are mixed — Milledgeville has the tighter rental market.
Entry point: Milledgeville offers a lower entry at $225K vs Jefferson's $400K — a difference of $175K. With a 20% down payment, that's $45K vs $80K. Milledgeville combines the lower price with a higher cap rate — a compelling combination.
Bottom line: Milledgeville edges out Jefferson on most key metrics. While cap rates are moderate at 4.32%, Milledgeville's overall profile is stronger. Use our free calculators to model specific deals in Jefferson or Milledgeville.