(GA)The Everett | Front Entry Plan · Eatonton, GA 31024

$333,000

4 bd · 3.0 ba · 2,188 sqft · SingleFamily · 28 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Cash flow +1.5/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect ranch home with 4 bedrooms and 3 full baths. No need for stairs with this split bedroom design featuring an Owner's suite with tray ceiling, double vanity, separate tub and shower and walk-in closet. Private Guest room with full bath plus 2 additional large bedrooms are also on the main. The bright family room is the center of this home and has an option for a fireplace. The kitchen and breakfast have a view to the family room and feature a large pantry, serving bar and lots of counter space.

Key facts

• Listed 27 days

Property features AI

Finance

• Other: Address: Eatonton, GA 31024
• Financial info: List price $338,000

Exterior

• Home design: Single-family plan with front entry
• Exterior features: Living area approximately 2,188 square feet

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 bathrooms
• Interior features: Plan: The Everett (Front Entry)

🏗️ New construction. The $333,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $901,456.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $333k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-4k ($-42k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $333k).
• Recommended offer: $328k (1.5% below list) — sets the bar for market timing.
• Cap rate 1.6% vs local median 4.2% in Eatonton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#76 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute 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; 2 comparable units currently listed for rent nearby; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• At $3,407/mo this rent would consume 62% of the median local household income ($66k/yr) (locally 696% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 28 days — a 2% lower offer ($328k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $328,005 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 0.38% ✗
• Cap rate: 1.58%
• Cash-on-cash: -16.82%
• DSCR: 0.25
• GRM: 22.0

CMA / ARV

• ARV (on-the-fly): $901,456
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Lake Dr	0.42mi	4/3.5	2,437 (+11%)	6mo	$1,005,000	$412	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -49.5%
• Equity multiple: -0.47×
• Total profit: $-371,375
• Equity at exit: $134,410

10-year hold

• IRR: -97.5%
• Equity multiple: -1.43×
• Total profit: $-613,354
• Equity at exit: $77,941

Cash invested: $252,408 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,407 medium
• Mortgage (P&I): −$4,727
• Tax est. 1.5%: −$1,127 /mo · $13,522/yr
• Insurance: −$376
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $-3,538

Break-even live

Break-even rent $7,886

Max offer price $389,469

Occupancy floor —

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: $225,364
• Closing costs: $27,044
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Port Laz Ln Unit 1 Eatonton, GA	3.0	3.5	2024	$2,900	$1.43	21d	1	0.64mi
501 Port Laz Ln Eatonton, GA	3.0	4.0	2024	$2,900	$1.43	21d	1	0.64mi

Listing history 16 events

1. 2026-06-19
   days on market $333,000 Active 28 DOM
2. 2026-06-18
   days on market $333,000 Active 27 DOM
3. 2026-06-17
   days on market $333,000 Active 26 DOM
4. 2026-06-16
   days on market $333,000 Active 25 DOM
5. 2026-06-15
   days on market $333,000 Active 24 DOM
6. 2026-06-14
   days on market $333,000 Active 22 DOM
7. 2026-06-12
   days on market $333,000 Active 21 DOM
8. 2026-06-09
   days on market $333,000 Active 18 DOM
9. 2026-06-08
   days on market $333,000 Active 17 DOM
10. 2026-06-07
    days on market $333,000 Active 16 DOM
11. 2026-06-05
    pricedays on market $333,000 Active 13 DOM
12. 2026-06-03
    days on market $338,000 Active 12 DOM
13. 2026-06-02
    days on market $338,000 Active 11 DOM
14. 2026-06-01
    days on market $338,000 Active 10 DOM
15. 2026-05-31
    days on market $338,000 Active 9 DOM
16. 2026-05-30
    days on market $338,000 Active 8 DOM

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

Taxation est. · year 1

• Rental income: $40,884
• − Mortgage interest: −$50,496
• − Property taxes: −$13,522
• − Insurance: −$4,507
• − Repairs & maintenance: −$3,271
• − Management: −$3,271
• − Depreciation: −$26,224
• Taxable loss: −$60,406
• Est. tax savings @ 24.0%: +$14,498
• After-tax cash flow: $-27,961/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good exterior and well-maintained landscaping. A fresh coat of paint and new gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Eatonton

• Score: 71/100
• State rank: #76
• US rank: #6665

Category grades

Amenities F Commute F Cost of living A+ Crime A 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: 21,601
• 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