279 Possum Point Dr · Crooked Creek, GA 31024

$245,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 71 Days on market

Built 2000 0.89 ac lot $196/sqft · 18% below area Est $299k · 18% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled 3-bedroom, 2-bath home offering the perfect blend of modern updates and peaceful country living. This completely remodeled, move-in-ready property features a bright open floor plan, updated kitchen with stainless steel appliances, stylish finishes throughout, and beautifully renovated bathrooms. Enjoy the tranquility of a private, wooded setting while still benefiting from community lake access-ideal for relaxing weekends, fishing, or outdoor recreation. A rare opportunity to enjoy comfort, privacy, and lifestyle all in one.

Key facts

• Open floor plan
• Renovated bathrooms
• Updated kitchen

Tags

• REMODELED HOME
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOMS
• PRIVATE WOODED SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/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 $222k (9.2% below list).
• Recommended offer: $222k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 1.8% in Crooked Creek — 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 39/100 on livability (#613 in GA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living 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: 524 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 $2k of loan paydown is wiped out by about $7k 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 71 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $245k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $222,340 (9.2% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (median comp): $298,862
• List price: $245,000
• Delta: -18.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
292 Possum Pt	0.17mi	3/2.0	1,344 (+8%)	14mo	$340,000	$253	68

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-20,633
• Equity at exit: $36,530

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $6,273
• Equity at exit: $21,183

Cash invested: $68,600 (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: 524
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,223 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $301

Break-even live

Break-even rent $1,842

Max offer price $245,000

Occupancy floor 81%

Sensitivity live

Price	-10% $440	-5% $370	+0% $301	+5% $232	+10% $162
Rent	-10% $125	-5% $213	+0% $301	+5% $389	+10% $477
Rate	-1.0pp $425	-0.5pp $363	base $301	+0.5pp $238	+1.0pp $173

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $245,000 Active 71 DOM
2. 2026-06-19
   days on market $245,000 Active 69 DOM
3. 2026-06-18
   days on market $245,000 Active 68 DOM
4. 2026-06-17
   days on market $245,000 Active 67 DOM
5. 2026-06-16
   days on market $245,000 Active 66 DOM
6. 2026-06-15
   days on market $245,000 Active 65 DOM
7. 2026-06-14
   days on market $245,000 Active 63 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   days on market $245,000 Active 62 DOM
10. 2026-06-09
    days on market $245,000 Active 59 DOM
11. 2026-06-08
    days on market $245,000 Active 58 DOM
12. 2026-06-07
    days on market $245,000 Active 57 DOM
13. 2026-06-05
    statusdays on market $245,000 Active 54 DOM
14. 2026-06-03
    days on market $245,000 Back On Market 53 DOM
15. 2026-06-02
    days on market $245,000 Back On Market 52 DOM
16. 2026-06-01
    status $245,000 Back On Market 51 DOM
17. 2026-05-08
    price $245,000 551-char remark

    Show marketing remark (551 chars)

    Completely remodeled 3-bedroom, 2-bath home offering the perfect blend of modern updates and peaceful country living. This completely remodeled, move-in-ready property features a bright open floor plan, updated kitchen with stainless steel appliances, stylish finishes throughout, and beautifully renovated bathrooms. Enjoy the tranquility of a private, wooded setting while still benefiting from community lake access-ideal for relaxing weekends, fishing, or outdoor recreation. A rare opportunity to enjoy comfort, privacy, and lifestyle all in one.

18. 2026-05-08
    price $245,000 551-char remark

    Show marketing remark (551 chars)

    Completely remodeled 3-bedroom, 2-bath home offering the perfect blend of modern updates and peaceful country living. This completely remodeled, move-in-ready property features a bright open floor plan, updated kitchen with stainless steel appliances, stylish finishes throughout, and beautifully renovated bathrooms. Enjoy the tranquility of a private, wooded setting while still benefiting from community lake access-ideal for relaxing weekends, fishing, or outdoor recreation. A rare opportunity to enjoy comfort, privacy, and lifestyle all in one.

19. 2026-04-03
    listed $249,000 Active 551-char remark

    Show marketing remark (551 chars)

    Completely remodeled 3-bedroom, 2-bath home offering the perfect blend of modern updates and peaceful country living. This completely remodeled, move-in-ready property features a bright open floor plan, updated kitchen with stainless steel appliances, stylish finishes throughout, and beautifully renovated bathrooms. Enjoy the tranquility of a private, wooded setting while still benefiting from community lake access-ideal for relaxing weekends, fishing, or outdoor recreation. A rare opportunity to enjoy comfort, privacy, and lifestyle all in one.

20. 2026-04-02
    listed $249,000 New 551-char remark

    Show marketing remark (551 chars)

    Completely remodeled 3-bedroom, 2-bath home offering the perfect blend of modern updates and peaceful country living. This completely remodeled, move-in-ready property features a bright open floor plan, updated kitchen with stainless steel appliances, stylish finishes throughout, and beautifully renovated bathrooms. Enjoy the tranquility of a private, wooded setting while still benefiting from community lake access-ideal for relaxing weekends, fishing, or outdoor recreation. A rare opportunity to enjoy comfort, privacy, and lifestyle all in one.

21. 2023-11-21
    soldstatus $55,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$1,433/yr (+$119/mo · 174.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,681
• − Mortgage interest: −$13,724
• − Property taxes: −$821
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$7,127
• Taxable loss: −$486
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $3,730/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 — Crooked Creek

• Score: 39/100
• State rank: #613
• US rank: #27435

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County · 21,601 people
• 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

+345.5% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $245,000 LCBR
• 2026-05-08 Price Changed $245,000 GAMLS
• 2026-04-03 Listed $249,000 LCBR
• 2026-04-02 Listed $249,000 GAMLS
• 2023-11-21 Sold (Public Records) $55,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $821 · +116.8% YoY. Source: county tax records.