299 Little River Trl · Eatonton, GA 31024

$145,000

2 bd · 1.0 ba · 700 sqft · Other · 116 Days on market

Built 2006 0.52 ac lot $207/sqft · 56% below area

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTIE COTTAGE LAKE RETREAT! This one is neat as a pin! Looking for an affordable home that gets you almost a stone's throw from Lake Sinclair! YOU BETTER RUN! This 2 bedroom 1 bath is ready to be enjoyed. All new electrical and plumbing, fresh paint, brand new septic, renovated bathroom and updated kitchen. Central heat and air. Level large backyard. Washer/dryer hookups and encapsulated crawl space, attic fan. Spacious back deck. Plenty of space to park your boat. Less than one mile to Twin Bridges Marina boat ramp. 10x10 parking pad. Concrete block foundation in place. GATEWAY TO LAKE LIFE! Seller may consider owner financing.

Key facts

• Spacious back deck
• New plumbing
• Renovated bathroom

Tags

• NEW ELECTRICAL
• NEW PLUMBING
• RENOVATED BATHROOM
• UPDATED KITCHEN
• LEVEL LARGE BACKYARD
• SPACIOUS BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.7% 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: 524 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $4k 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 116 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago 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 $7k; list at $145k implies a 1971% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 47% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $333,160
• List price: $145,000
• Delta: -56.48%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,469
• Equity at exit: $21,620

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $20,794
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $298

Break-even live

Break-even rent $1,353

Max offer price $145,000

Occupancy floor 78%

Sensitivity live

Price	-10% $398	-5% $348	+0% $298	+5% $248	+10% $197
Rent	-10% $161	-5% $229	+0% $298	+5% $366	+10% $434
Rate	-1.0pp $371	-0.5pp $335	base $298	+0.5pp $260	+1.0pp $222

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $145,000 Active 116 DOM
2. 2026-06-19
   days on market $145,000 Active 114 DOM
3. 2026-06-18
   days on market $145,000 Active 113 DOM
4. 2026-06-17
   days on market $145,000 Active 112 DOM
5. 2026-06-16
   days on market $145,000 Active 111 DOM
6. 2026-06-15
   days on market $145,000 Active 110 DOM
7. 2026-06-14
   days on market $145,000 Active 108 DOM
8. 2026-06-12
   days on market $145,000 Active 107 DOM
9. 2026-06-09
   days on market $145,000 Active 104 DOM
10. 2026-06-08
    days on market $145,000 Active 103 DOM
11. 2026-06-07
    days on market $145,000 Active 102 DOM
12. 2026-06-05
    days on market $145,000 Active 99 DOM
13. 2026-06-03
    days on market $145,000 Active 98 DOM
14. 2026-06-02
    days on market $145,000 Active 97 DOM
15. 2026-06-01
    days on market $145,000 Active 96 DOM
16. 2026-05-31
    days on market $145,000 Active 95 DOM
17. 2026-05-30
    days on market $145,000 Active 94 DOM
18. 2026-05-07
    price $145,000 637-char remark

    Show marketing remark (637 chars)

    CUTIE COTTAGE LAKE RETREAT! This one is neat as a pin! Looking for an affordable home that gets you almost a stone's throw from Lake Sinclair! YOU BETTER RUN! This 2 bedroom 1 bath is ready to be enjoyed. All new electrical and plumbing, fresh paint, brand new septic, renovated bathroom and updated kitchen. Central heat and air. Level large backyard. Washer/dryer hookups and encapsulated crawl space, attic fan. Spacious back deck. Plenty of space to park your boat. Less than one mile to Twin Bridges Marina boat ramp. 10x10 parking pad. Concrete block foundation in place. GATEWAY TO LAKE LIFE! Seller may consider owner financing.

19. 2026-05-07
    price $145,000 637-char remark

    Show marketing remark (637 chars)

    CUTIE COTTAGE LAKE RETREAT! This one is neat as a pin! Looking for an affordable home that gets you almost a stone's throw from Lake Sinclair! YOU BETTER RUN! This 2 bedroom 1 bath is ready to be enjoyed. All new electrical and plumbing, fresh paint, brand new septic, renovated bathroom and updated kitchen. Central heat and air. Level large backyard. Washer/dryer hookups and encapsulated crawl space, attic fan. Spacious back deck. Plenty of space to park your boat. Less than one mile to Twin Bridges Marina boat ramp. 10x10 parking pad. Concrete block foundation in place. GATEWAY TO LAKE LIFE! Seller may consider owner financing.

20. 2026-02-25
    listed $149,000 Active 637-char remark

    Show marketing remark (637 chars)

    CUTIE COTTAGE LAKE RETREAT! This one is neat as a pin! Looking for an affordable home that gets you almost a stone's throw from Lake Sinclair! YOU BETTER RUN! This 2 bedroom 1 bath is ready to be enjoyed. All new electrical and plumbing, fresh paint, brand new septic, renovated bathroom and updated kitchen. Central heat and air. Level large backyard. Washer/dryer hookups and encapsulated crawl space, attic fan. Spacious back deck. Plenty of space to park your boat. Less than one mile to Twin Bridges Marina boat ramp. 10x10 parking pad. Concrete block foundation in place. GATEWAY TO LAKE LIFE! Seller may consider owner financing.

21. 2026-02-24
    listed $149,000 New 637-char remark

    Show marketing remark (637 chars)

    CUTIE COTTAGE LAKE RETREAT! This one is neat as a pin! Looking for an affordable home that gets you almost a stone's throw from Lake Sinclair! YOU BETTER RUN! This 2 bedroom 1 bath is ready to be enjoyed. All new electrical and plumbing, fresh paint, brand new septic, renovated bathroom and updated kitchen. Central heat and air. Level large backyard. Washer/dryer hookups and encapsulated crawl space, attic fan. Spacious back deck. Plenty of space to park your boat. Less than one mile to Twin Bridges Marina boat ramp. 10x10 parking pad. Concrete block foundation in place. GATEWAY TO LAKE LIFE! Seller may consider owner financing.

22. 2026-02-20
    historical
23. 2025-09-05
    status Back On Market
24. 2025-08-07
    status Under Contract
25. 2025-08-07
    status Under Contract
26. 2025-08-07
    historical
27. 2025-07-18
    listed $189,000 New
28. 2025-07-18
    listed $189,000 New
29. 2024-03-11
    listed $8,500
30. 2024-03-01
    soldstatus $7,000
31. 2024-03-01
    soldstatus $7,000 Sold
32. 2024-02-05
    status Under Contract
33. 2023-09-11
    status Back On Market
34. 2023-08-21
    status Under Contract
35. 2023-05-16
    listed $8,500 Active
36. 2023-02-06
    listed $8,500 New

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,753
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,218
• Taxable income: $1,394
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $3,238/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 — 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

Price history

+1605.9% since first listed

19 events — show timeline

• 2026-05-07 Price Changed $145,000 LCBR
• 2026-05-07 Price Changed $145,000 GAMLS
• 2026-02-25 Listed $149,000 LCBR
• 2026-02-24 Listed $149,000 GAMLS
• 2026-02-20 Listing Removed — GAMLS
• 2025-09-05 Relisted — GAMLS
• 2025-08-07 Pending — GAMLS
• 2025-08-07 Pending — GAMLS
• 2025-08-07 Listing Removed — GAMLS
• 2025-07-18 Listed $189,000 GAMLS
• 2025-07-18 Listed $189,000 GAMLS
• 2024-03-11 Listed $8,500 LCBR
• 2024-03-01 Sold (MLS) $7,000 GAMLS
• 2024-03-01 Sold (MLS) $7,000 LCBR
• 2024-02-05 Pending — GAMLS
• 2023-09-11 Relisted — GAMLS
• 2023-08-21 Pending — GAMLS
• 2023-05-16 Listed $8,500 LCBR
• 2023-02-06 Listed $8,500 GAMLS

Property tax history

-0.5%/yr

Latest (2025): $82 · +3.2% YoY. Source: county tax records.