(GA)The Ava | Front Entry Plan · Eatonton, GA 31024

$323,900

3 bd · 2.0 ba · 2,059 sqft · SingleFamily · 408 Days on market

Fair condition

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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 +5.9/30.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +1.3/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This plan's open concept makes it the perfect choice for your new home. The split bedroom layout creates privacy in the Owner's suite which features double vanities, separate tub and shower, plus a generous walk-in closet. The kitchen with a large serving bar, and breakfast are open to the family room which has an option for a fireplace. A large laundry and walk-in pantry are convenient to the kitchen and the garage entry. 2 additional bedrooms and a full bath are located on the main level.

Key facts

• Open concept
• Split bedroom layout
• Large serving bar

Tags

• OPEN CONCEPT
• SPLIT BEDROOM LAYOUT
• OWNER'S SUITE
• LARGE SERVING BAR
• WALK-IN PANTRY

🏗️ New construction. The $323,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $495,528.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $324k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-977 ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (4.4% below list).
• Recommended offer: $285k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.9% 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; 2 comparable units currently listed for rent nearby; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• At $3,098/mo this rent would consume 56% of the median local household income ($66k/yr) — 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 $3k of loan paydown is wiped out by about $15k 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 408 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

Recommended offer $285,032 (12.0% 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 408 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.45%
• DSCR: 0.62
• GRM: 13.3

CMA / ARV

• ARV (median comp): $495,528
• List price: $323,900
• Delta: -34.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Hoot Owl Ln	0.91mi	3/2.5	2,320 (+13%)	1mo	$499,000	$215	41
118 Lake Dr	0.42mi	4/3.5 (+1)	2,437 (+18%)	7mo	$1,005,000	$412	38
153 Hoot Owl Ln	0.84mi	4/2.5 (+1)	2,375 (+15%)	2mo	$500,000	$211	32
141 Ellman Dr	0.87mi	3/3.0	2,216 (+8%)	21mo	$340,000	$153	31
133 Thunder Rd	0.93mi	3/2.0	1,781 (-14%)	15mo	$439,000	$246	30
117 Thunder Rd	0.82mi	4/3.0 (+1)	1,764 (-14%)	4mo	$375,000	$213	29
147 Lakeview Dr	0.97mi	3/2.0	1,752 (-15%)	16mo	$835,000	$477	26
117 Hoot Owl Ln	0.98mi	3/3.0	2,420 (+18%)	18mo	$469,000	$194	21

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: -31.2%
• Equity multiple: -0.03×
• Total profit: $-142,480
• Equity at exit: $73,885

10-year hold

• IRR: -34.5%
• Equity multiple: -0.47×
• Total profit: $-204,010
• Equity at exit: $42,844

Cash invested: $138,748 (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: 9 active · 3 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $347,000 ($156/sqft)
• Median days on market: 78 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +54.0% above 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: 8.7×

Monthly cashflow live

• Estimated rent: $3,098 medium
• Mortgage (P&I): −$2,599
• Tax est. 1.5%: −$619 /mo · $7,433/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-977

Break-even live

Break-even rent $4,335

Max offer price $354,145

Occupancy floor —

Sensitivity live

Price	-10% $-635	-5% $-806	+0% $-977	+5% $-1,148	+10% $-1,320
Rent	-10% $-1,222	-5% $-1,099	+0% $-977	+5% $-855	+10% $-732
Rate	-1.0pp $-728	-0.5pp $-851	base $-977	+0.5pp $-1,105	+1.0pp $-1,236

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: $123,882
• Closing costs: $14,866
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Port Laz Ln Unit 1 Eatonton, GA	3.0	3.5	2024	$2,900	$1.43	70d	1	0.64mi
501 Port Laz Ln Eatonton, GA	3.0	4.0	2024	$2,900	$1.43	70d	1	0.64mi

Listing history 50 events

1. 2026-08-08
   days on market $323,900 Active 408 DOM
2. 2026-08-07
   days on market $323,900 Active 407 DOM
3. 2026-08-06
   days on market $323,900 Active 406 DOM
4. 2026-08-05
   days on market $323,900 Active 405 DOM
5. 2026-08-04
   days on market $323,900 Active 404 DOM
6. 2026-08-03
   days on market $323,900 Active 403 DOM
7. 2026-07-31
   days on market $323,900 Active 400 DOM
8. 2026-07-30
   days on market $323,900 Active 399 DOM
9. 2026-07-29
   days on market $323,900 Active 398 DOM
10. 2026-07-27
    days on market $323,900 Active 396 DOM
11. 2026-07-25
    days on market $323,900 Active 394 DOM
12. 2026-07-24
    days on market $323,900 Active 393 DOM
13. 2026-07-23
    days on market $323,900 Active 392 DOM
14. 2026-07-22
    days on market $323,900 Active 391 DOM
15. 2026-07-21
    days on market $323,900 Active 390 DOM
16. 2026-07-18
    days on market $323,900 Active 387 DOM
17. 2026-07-16
    days on market $323,900 Active 385 DOM
18. 2026-07-16
    days on market $323,900 Active 384 DOM
19. 2026-07-14
    days on market $323,900 Active 383 DOM
20. 2026-07-13
    days on market $323,900 Active 382 DOM
21. 2026-07-12
    days on market $323,900 Active 381 DOM
22. 2026-07-11
    days on market $323,900 Active 380 DOM
23. 2026-07-10
    days on market $323,900 Active 379 DOM
24. 2026-07-09
    days on market $323,900 Active 378 DOM
25. 2026-07-08
    days on market $323,900 Active 377 DOM
26. 2026-07-07
    days on market $323,900 Active 376 DOM
27. 2026-07-06
    days on market $323,900 Active 375 DOM
28. 2026-07-05
    days on market $323,900 Active 374 DOM
29. 2026-07-04
    days on market $323,900 Active 373 DOM
30. 2026-07-03
    days on market $323,900 Active 372 DOM
31. 2026-07-02
    days on market $323,900 Active 371 DOM
32. 2026-07-01
    days on market $323,900 Active 370 DOM
33. 2026-06-30
    days on market $323,900 Active 369 DOM
34. 2026-06-29
    days on market $323,900 Active 368 DOM
35. 2026-06-28
    days on market $323,900 Active 367 DOM
36. 2026-06-27
    days on market $323,900 Active 366 DOM
37. 2026-06-26
    days on market $323,900 Active 364 DOM
38. 2026-06-22
    days on market $323,900 Active 361 DOM
39. 2026-06-21
    days on market $323,900 Active 360 DOM
40. 2026-06-19
    days on market $323,900 Active 358 DOM
41. 2026-06-18
    days on market $323,900 Active 357 DOM
42. 2026-06-17
    days on market $323,900 Active 356 DOM
43. 2026-06-16
    days on market $323,900 Active 355 DOM
44. 2026-06-15
    days on market $323,900 Active 354 DOM
45. 2026-06-14
    days on market $323,900 Active 352 DOM
46. 2026-06-12
    days on market $323,900 Active 351 DOM
47. 2026-06-09
    days on market $323,900 Active 348 DOM
48. 2026-06-08
    days on market $323,900 Active 347 DOM
49. 2026-06-07
    days on market $323,900 Active 346 DOM
50. 2026-06-05
    pricedays on market $323,900 Active 343 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: $37,176
• − Mortgage interest: −$27,757
• − Property taxes: −$7,433
• − Insurance: −$2,478
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − Depreciation: −$14,415
• Taxable loss: −$20,855
• Est. tax savings @ 24.0%: +$5,005
• After-tax cash flow: $-6,719/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $10,295–$30,885 screening

The home is in fair condition with good systems and minimal repairs needed. Painting the exterior siding and cleaning the gutters can significantly improve its resale and rental value.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more attractive to potential buyers. ↑
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the overall appearance of the home, which can attract more renters. ↑
• Both Inspect and replace HVAC system — A functioning HVAC system is essential for both resale and rental value, as it can impact the comfort and energy efficiency of the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

1 event — show timeline

• 2025-06-27 Listed $328,900 Zillow