The McGinnis Plan · Eatonton, GA 31024

$289,900

4 bd · 2.5 ba · 2,372 sqft · SingleFamily · 785 Days on market

Excellent condition ↓ 6% since listing

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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
• Cash flow +7.4/30.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The McGinnis is a two-story plan with a welcoming wide entry leading to a traditional dining room perfect for entertaining. The kitchen and family room live to the rear of the home, with convenient access to the yard. Upstairs, you'll find the spacious owner's suite and three secondary bedrooms, each with walk-in closets. A large secondary bathroom and ample laundry room are located off the open loft. For flexible living, a study or fifth bedroom and full bath are optional on the first floor.

Key facts

• Ample laundry room
• Two-story plan
• Walk-in closets

Tags

• TWO-STORY PLAN
• TRADITIONAL DINING ROOM
• SPACIOUS OWNER'S SUITE
• WALK-IN CLOSETS
• AMPLE LAUNDRY ROOM

🏗️ New construction. The $289,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $330,672.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (18.9% below list).
• Recommended offer: $235k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.8% in Eatonton — 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 71/100 on livability (#76 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Putnam County Primary School (756 students, 81% FRL); Putnam County Middle School (math 31% / reading 33%, grade F, #229 of 470 statewide, top 49%, 681 students, 81% FRL); Putnam County High School (math 8% / reading 32%, grade F, #238 of 424 statewide, top 57%, 919 students, 81% FRL).
• Market conditions: 626 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• This rent runs 43% 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 $10k 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 785 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,019 (18.9% 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. It's been on market 785 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.71% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $330,672
• List price: $289,900
• Delta: -12.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Creekside Rd Unit (LOT 37)	0.22mi	4/2.5	2,372 (0%)	1mo	$329,285	$139	89
152 Creekside Rd Unit (LOT 33)	0.22mi	4/2.5	2,372 (0%)	3mo	$349,790	$147	87
131 Creekside Rd Unit (LOT 20)	0.25mi	4/2.5	2,372 (0%)	8mo	$356,914	$150	82
107 Timber Way Ct Unit (LOT 11)	0.26mi	4/2.5	2,372 (0%)	9mo	$300,040	$126	81
108 Timber Way Ct Unit (LOT 14)	0.28mi	4/2.5	2,372 (0%)	11mo	$349,940	$148	78
106 Timber Way Ct Unit (LOT 15)	0.26mi	4/2.5	2,372 (0%)	14mo	$366,000	$154	77
128 Creekside Rd Unit (LOT 45)	0.20mi	4/2.5	2,565 (+8%)	11mo	$340,365	$133	68
148 Creekside Rd Unit (LOT 35)	0.22mi	4/2.5	2,053 (-13%)	4mo	$311,165	$152	64
134 Creekside Rd Unit (LOT 42)	0.22mi	4/2.5	2,053 (-13%)	5mo	$316,985	$154	63
142 Creekside Rd	0.32mi	4/2.5	2,053 (-13%)	0mo	$306,655	$149	62
126 Creekside Rd Unit (LOT 46)	0.19mi	4/2.5	2,053 (-13%)	9mo	$315,700	$154	61
129 Creekside Rd Unit (LOT 19)	0.24mi	4/2.5	2,053 (-13%)	8mo	$314,455	$153	59

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-80,842
• Equity at exit: $49,304

10-year hold

• IRR: -22.3%
• Equity multiple: -0.14×
• Total profit: $-105,398
• Equity at exit: $28,590

Cash invested: $92,588 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 3 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $339,995 ($148/sqft)
• Median days on market: 117 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -5.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31024

• Active inventory: 626
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$1,734
• Tax est. 1.5%: −$413 /mo · $4,960/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-429

Break-even live

Break-even rent $2,893

Max offer price $268,660

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-314	+0% $-429	+5% $-543	+10% $-657
Rent	-10% $-614	-5% $-521	+0% $-429	+5% $-336	+10% $-243
Rate	-1.0pp $-262	-0.5pp $-344	base $-429	+0.5pp $-514	+1.0pp $-601

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: $82,668
• Closing costs: $9,920
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $289,900 Active 785 DOM
2. 2026-08-07
   days on market $289,900 Active 784 DOM
3. 2026-08-06
   days on market $289,900 Active 783 DOM
4. 2026-08-05
   days on market $289,900 Active 782 DOM
5. 2026-08-04
   days on market $289,900 Active 781 DOM
6. 2026-08-03
   days on market $289,900 Active 780 DOM
7. 2026-07-31
   days on market $289,900 Active 777 DOM
8. 2026-07-30
   days on market $289,900 Active 776 DOM
9. 2026-07-29
   days on market $289,900 Active 775 DOM
10. 2026-07-27
    days on market $289,900 Active 773 DOM
11. 2026-07-25
    days on market $289,900 Active 771 DOM
12. 2026-07-24
    days on market $289,900 Active 770 DOM
13. 2026-07-23
    days on market $289,900 Active 769 DOM
14. 2026-07-22
    days on market $289,900 Active 768 DOM
15. 2026-07-21
    days on market $289,900 Active 767 DOM
16. 2026-07-18
    days on market $289,900 Active 764 DOM
17. 2026-07-16
    days on market $289,900 Active 762 DOM
18. 2026-07-16
    days on market $289,900 Active 761 DOM
19. 2026-07-14
    days on market $289,900 Active 760 DOM
20. 2026-07-13
    days on market $289,900 Active 759 DOM
21. 2026-07-12
    days on market $289,900 Active 758 DOM
22. 2026-07-11
    days on market $289,900 Active 757 DOM
23. 2026-07-10
    days on market $289,900 Active 756 DOM
24. 2026-07-09
    days on market $289,900 Active 755 DOM
25. 2026-07-08
    days on market $289,900 Active 754 DOM
26. 2026-07-07
    days on market $289,900 Active 753 DOM
27. 2026-07-06
    days on market $289,900 Active 752 DOM
28. 2026-07-05
    days on market $289,900 Active 751 DOM
29. 2026-07-04
    days on market $289,900 Active 750 DOM
30. 2026-07-03
    days on market $289,900 Active 749 DOM
31. 2026-07-02
    days on market $289,900 Active 748 DOM
32. 2026-07-01
    days on market $289,900 Active 747 DOM
33. 2026-06-30
    days on market $289,900 Active 746 DOM
34. 2026-06-29
    days on market $289,900 Active 745 DOM
35. 2026-06-28
    days on market $289,900 Active 744 DOM
36. 2026-06-27
    days on market $289,900 Active 743 DOM
37. 2026-06-26
    days on market $289,900 Active 741 DOM
38. 2026-06-22
    days on market $289,900 Active 738 DOM
39. 2026-06-21
    days on market $289,900 Active 737 DOM
40. 2026-06-19
    days on market $289,900 Active 735 DOM
41. 2026-06-18
    days on market $289,900 Active 734 DOM
42. 2026-06-17
    days on market $289,900 Active 733 DOM
43. 2026-06-16
    days on market $289,900 Active 732 DOM
44. 2026-06-15
    days on market $289,900 Active 731 DOM
45. 2026-06-14
    days on market $289,900 Active 729 DOM
46. 2026-06-12
    days on market $289,900 Active 728 DOM
47. 2026-06-09
    days on market $289,900 Active 725 DOM
48. 2026-06-08
    days on market $289,900 Active 724 DOM
49. 2026-06-07
    days on market $289,900 Active 723 DOM
50. 2026-06-05
    days on market $289,900 Active 720 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: $28,202
• − Mortgage interest: −$18,523
• − Property taxes: −$4,960
• − Insurance: −$1,653
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$9,620
• Taxable loss: −$11,066
• Est. tax savings @ 24.0%: +$2,656
• After-tax cash flow: $-2,487/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 · 12 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with modern finishes and a welcoming exterior. It's move-in ready and would benefit from some landscaping and a smart home system to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal — enhances curb appeal and can attract more buyers ↑
• Both Add a smart home system — increases home's value and appeal to tech-savvy buyers ↑

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Putnam County Elementary School F GA #523/1,228 Nat'l #22,904/41,679 Middle Putnam County Middle School F GA #229/470 Nat'l #8,317/14,009 High Putnam County High School F GA #238/424 Nat'l #14,291/17,239

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

B Composite livability gradescore 71/100

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 · 20,747 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: 3% of renters

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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%

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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%

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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

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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

-6.5% since first listed

3 events — show timeline

• 2026-02-09 Price Changed $289,900 Zillow
• 2025-06-04 Price Changed $299,900 Zillow
• 2024-06-14 Listed $309,900 Zillow