105 Kaitlyn Cir · Crooked Creek, GA 31024

$299,000

4 bd · 2.5 ba · 2,600 sqft · SingleFamily public records · 14 Days on market

Built 2021 Fair condition 0.25 ac lot Est $385k · 22% under $75/mo HOA · 3% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Motivated Seller: As-Is , priced with instant equity. A stunning, 4B / 2.5B in the highly sought after community, Phoenix Crossing, with Club House, Swim, Tennis amenities in Eatonton. Open Concept design. Kitchen: granite countertops, stainless steel appliances, kitchen island with room for seating, side coffee spot with counter space or use for laptop work, ample cabinets in kitchen. Side space for dining area. All this faces the large family room. Upon entry hallway, there is a room, could be an office, or sitting room, or playroom. A half bath sits behind that room. All four bedrooms are on second level. Large level back yard backs up to wooded area for privacy. Great location; USDA eligible area with 100 % financing. 10 miles from Lake Oconee and Lake Sinclair.

Key facts

• Ample cabinets
• Large family room
• Kitchen island

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• KITCHEN ISLAND
• AMPLE CABINETS
• LARGE FAMILY ROOM
• OFFICE OR SITTING ROOM

Property features AI

Finance

• Other: Asphalt roads with county road frontage; Directions: I-20 east, Exit 114 towards Eatonton, US-129-S/US-441-S; use GPS
• HOA & community: Homeowners association with annual fee of $450; HOA covers grounds maintenance, pool and tennis; Community clubhouse, pool, tennis courts, street lights

Exterior

• Parking: Attached garage; Two garage spaces; Total of four parking spaces; Garage at kitchen level
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; Electricity available; Phone available; Underground utilities; Water available; Sewer available
• Home design: Two-level home; Accessible entrance; Resale property
• Construction: HardiPlank-type siding; Other construction materials; Shingle/composition roof; Slab foundation; Other on-site structures
• Exterior features: Patio; Other exterior features

Interior

• Kitchen: Breakfast bar and eat-in kitchen; Kitchen island; Pantry; Solid surface countertops; Electric cooktop, electric oven, electric range; Dishwasher
• Bedrooms: Oversized master bedroom; Four upstairs bedrooms
• Flooring: Tile; Carpet; Other flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity; One main-level half bath; Two full baths on the upper level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: 10-foot ceilings on the main level; Double-pane, insulated windows; No shared/common walls; Open-concept dining area; View to family room from kitchen
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $299k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $252k (15.6% below list).
• Recommended offer: $252k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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: 533 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• At $2,524/mo this rent would consume 46% 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 $2k of loan paydown is wiped out by about $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $90k; list at $299k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% 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 $252,412 (15.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $384,800
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Creekside Rd Unit (LOT 45)	0.41mi	4/2.5	2,565 (-1%)	9mo	$340,365	$133	71
152 Creekside Rd Unit (LOT 33)	0.38mi	4/2.5	2,372 (-9%)	2mo	$349,790	$147	66
115 Creekside Rd Unit (LOT 6)	0.40mi	4/2.5	2,565 (-1%)	18mo	$348,485	$136	65
131 Creekside Rd Unit (LOT 20)	0.36mi	4/2.5	2,372 (-9%)	6mo	$356,914	$150	64
107 Timber Way Ct Unit (LOT 11)	0.36mi	4/2.5	2,372 (-9%)	7mo	$300,040	$126	63
108 Timber Way Ct Unit (LOT 14)	0.33mi	4/2.5	2,372 (-9%)	10mo	$349,940	$148	62
106 Timber Way Ct Unit (LOT 15)	0.35mi	4/2.5	2,372 (-9%)	12mo	$366,000	$154	59
109 Creekside Rd	0.39mi	4/2.5	2,372 (-9%)	18mo	$349,900	$148	52

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-42,662
• Equity at exit: $44,582

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-29,870
• Equity at exit: $25,852

Cash invested: $83,720 (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: 533
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,524 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$125
• HOA: −$75
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $92

Break-even live

Break-even rent $2,408

Max offer price $299,000

Occupancy floor 91%

Sensitivity live

Price	-10% $261	-5% $176	+0% $92	+5% $7	+10% $-77
Rent	-10% $-108	-5% $-8	+0% $92	+5% $192	+10% $291
Rate	-1.0pp $242	-0.5pp $168	base $92	+0.5pp $14	+1.0pp $-64

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 11 events

1. 2026-06-22
   days on market $299,000 Active 14 DOM
2. 2026-06-21
   days on market $299,000 Active 13 DOM
3. 2026-06-19
   days on market $299,000 Active 11 DOM
4. 2026-06-18
   days on market $299,000 Active 10 DOM
5. 2026-06-17
   days on market $299,000 Active 9 DOM
6. 2026-06-16
   days on market $299,000 Active 8 DOM
7. 2026-06-15
   days on market $299,000 Active 7 DOM
8. 2026-06-14
   days on market $299,000 Active 5 DOM
9. 2026-06-12
   days on market $299,000 Active 4 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    listed $299,000 Active 1 DOM

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$1,135/yr (+$95/mo · 70.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $30,289
• − Mortgage interest: −$16,749
• − Property taxes: −$1,615
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − HOA: −$900
• − Depreciation: −$8,698
• Taxable loss: −$4,014
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $2,066/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 · 8 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate rehab needs, offering potential for significant value increase through cosmetic updates.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor paint — slight discoloration

Value-add opportunities

• Both paint — Fresh paint can enhance curb appeal and interior aesthetics
• Both landscaping — Improved landscaping can increase curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
paint · slight discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both landscaping — Improved landscaping can increase curb appeal and property value ↑

ⓘ 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 — 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

+232.2% since first listed

3 events — show timeline

• 2026-06-08 Listed $299,000 GAMLS
• 2026-06-08 Listed $299,000 FMLS
• 2021-01-15 Sold (Public Records) $90,000 Public Records

Property tax history

+55.9%/yr

Latest (2025): $1,615 · +15.0% YoY. Source: county tax records.