105 Pear Tree Ct · Eatonton, GA 31024

$154,000

4 bd · 2.0 ba · 1,538 sqft · SingleFamily public records · 16 Days on market

Built 2004 0.49 ac lot Est $175k · 12% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this 4 bedroom, 2 bath home tucked away on a quiet cul-de-sac in an established neighborhood! Offering a spacious layout with vaulted ceilings, a cozy stone fireplace, and a bright eat in kitchen, this home is full of potential for the right buyer. The fenced in backyard and mature trees create a private setting to enjoy. Inside, you'll find generously sized bedrooms, updated flooring in several areas, and a primary suite featuring a soaking tub and separate shower. This property will be sold AS IS and does need some TLC, making it a great opportunity for investors, or buyers looking to add their own personal touches and build equity. Conveniently located near shopping, dining an

Key facts

• Cozy stone fireplace
• Fenced in backyard
• Primary suite

Tags

• FENCED IN BACKYARD
• MATURE TREES
• BRIGHT EAT IN KITCHEN
• COZY STONE FIREPLACE
• UPDATED FLOORING
• PRIMARY SUITE

Property features AI

Finance

• Other: Approximately 0.49 acre lot
• Financial info: Listing offered as-is; Cash offers preferred
• HOA & community: No homeowners association

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Sewer connected; Water available
• Home design: Single-family house; One story; Residential property (fixer condition)
• Construction: Built in 2004; Vinyl siding construction; Composition roof
• Exterior features: Composition roof; Vinyl siding; Back yard fencing; Spa (bath); Shed(s); Located on a cul-de-sac; Electric service on property

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances; Electric water heater
• Bedrooms: Four bedrooms on the main level
• Flooring: Hardwood; Laminate; Other
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating; Ceiling fans
• Interior features: High ceilings; Living room fireplace
• Laundry & utility: Mud room; Laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $152k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 43% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,690 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.78%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $175,332
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Poplar St	0.29mi	3/1.0 (-1)	1,581 (+3%)	9mo	$158,000	$100	66
102 N Quail Ridge Dr	0.19mi	3/2.0 (-1)	1,344 (-13%)	5mo	$192,000	$143	61
808 Godfrey Rd	0.69mi	3/2.0 (-1)	1,620 (+5%)	7mo	$125,000	$77	48
146 Sammons Dr	0.63mi	3/2.0 (-1)	1,536 (-0%)	21mo	$175,000	$114	48

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $34,008
• Equity at exit: $22,962

10-year hold

• IRR: 27.7%
• Equity multiple: 3.44×
• Total profit: $105,428
• Equity at exit: $13,315

Cash invested: $43,120 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,366 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $926

Break-even live

Break-even rent $1,193

Max offer price $154,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,014	-5% $970	+0% $926	+5% $883	+10% $839
Rent	-10% $739	-5% $833	+0% $926	+5% $1,020	+10% $1,113
Rate	-1.0pp $1,004	-0.5pp $966	base $926	+0.5pp $886	+1.0pp $846

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Sycamore Dr Eatonton, GA	3.0	2.0	1188	$1,200	$1.01	45d	1	0.16mi

Listing history 9 events

1. 2026-06-08
   status $154,000 Under Contract 16 DOM
2. 2026-06-07
   statusdays on market $154,000 Active 16 DOM
3. 2026-06-05
   days on market $154,000 New 13 DOM
4. 2026-06-03
   days on market $154,000 New 12 DOM
5. 2026-06-02
   days on market $154,000 New 11 DOM
6. 2026-06-01
   days on market $154,000 New 10 DOM
7. 2026-05-31
   days on market $154,000 New 9 DOM
8. 2026-05-30
   days on market $154,000 New 8 DOM
9. 2026-05-18
   listed $154,000 New

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: +$567/yr (+$47/mo · 66.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $28,389
• − Mortgage interest: −$8,626
• − Property taxes: −$850
• − Insurance: −$770
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$4,480
• Taxable income: $9,121
• Est. tax owed @ 24.0%: −$2,189
• After-tax cash flow: $8,928/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

• Census place: Eatonton, GA
• 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

2 events — show timeline

• 2026-06-08 Pending — GAMLS
• 2026-05-18 Listed $154,000 GAMLS

Property tax history

-0.4%/yr

Latest (2025): $850 · -0.1% YoY. Source: county tax records.