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

$323,900

3 bd · 2.0 ba · 2,059 sqft · SingleFamily · 500 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 +4.0/30.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• 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 — $486,522.

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 $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (21.9% below list).
• Recommended offer: $253k (21.9% below list) — sets the bar for 1% rule.

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: 849 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• At $2,531/mo this rent would consume 46% 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 500 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,064 (21.9% 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 500 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.52% ✗
• Cap rate: 2.93%
• Cash-on-cash: -12.01%
• DSCR: 0.47
• GRM: 16.0

CMA / ARV

• ARV (median comp): $486,522
• List price: $323,900
• Delta: -33.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Hoot Owl Ln	0.96mi	3/3.0	2,040 (-1%)	3mo	$404,000	$198	57
121 Hoot Owl Ln	0.91mi	3/2.5	2,320 (+13%)	4mo	$499,000	$215	39
118 Lake Dr	0.42mi	4/3.5 (+1)	2,437 (+18%)	10mo	$1,005,000	$412	36
153 Hoot Owl Ln	0.84mi	4/2.5 (+1)	2,375 (+15%)	5mo	$500,000	$211	29
141 Ellman Dr	0.87mi	3/3.0	2,216 (+8%)	24mo	$340,000	$153	28
133 Thunder Rd	0.93mi	3/2.0	1,781 (-14%)	18mo	$439,000	$246	27
117 Thunder Rd	0.82mi	4/3.0 (+1)	1,764 (-14%)	7mo	$375,000	$213	26
147 Lakeview Dr	0.97mi	3/2.0	1,752 (-15%)	20mo	$835,000	$477	24
117 Hoot Owl Ln	0.98mi	3/3.0	2,420 (+18%)	21mo	$469,000	$194	19

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: -38.4%
• Equity multiple: -0.22×
• Total profit: $-165,612
• Equity at exit: $72,542

10-year hold

• IRR: -58.0%
• Equity multiple: -0.88×
• Total profit: $-255,842
• Equity at exit: $42,066

Cash invested: $136,226 (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: 24.0 mo (4%/mo absorbed)
• Median asking: $350,725 ($193/sqft)
• Median days on market: 149 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +22.5% 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: 849
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,531 medium
• Mortgage (P&I): −$2,551
• Tax est. 1.5%: −$608 /mo · $7,298/yr
• Insurance: −$203
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-1,363

Break-even live

Break-even rent $4,256

Max offer price $289,288

Occupancy floor —

Sensitivity live

Price	-10% $-1,027	-5% $-1,195	+0% $-1,363	+5% $-1,531	+10% $-1,699
Rent	-10% $-1,563	-5% $-1,463	+0% $-1,363	+5% $-1,263	+10% $-1,163
Rate	-1.0pp $-1,118	-0.5pp $-1,239	base $-1,363	+0.5pp $-1,489	+1.0pp $-1,617

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: $121,631
• Closing costs: $14,596
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0d	1	0.64mi
501 Port Laz Ln Eatonton, GA	3.0	4.0	2024	$2,900	$1.43	0d	1	0.64mi
161 Hoot Owl Ln Eatonton, GA	4.0	3.0	2016	$6,500	$3.22	2d	1	0.84mi
161 Hoot Owl Ln Eatonton, GA	4.0	3.0	2016	$6,500	$3.22	10d	1	0.84mi

Listing history 50 events

1. 2026-11-08
   days on market $323,900 Active 500 DOM
2. 2026-11-07
   days on market $323,900 Active 499 DOM
3. 2026-11-06
   days on market $323,900 Active 498 DOM
4. 2026-11-05
   days on market $323,900 Active 497 DOM
5. 2026-11-04
   days on market $323,900 Active 496 DOM
6. 2026-11-02
   days on market $323,900 Active 494 DOM
7. 2026-11-01
   days on market $323,900 Active 493 DOM
8. 2026-10-31
   days on market $323,900 Active 492 DOM
9. 2026-10-30
   days on market $323,900 Active 491 DOM
10. 2026-10-29
    days on market $323,900 Active 490 DOM
11. 2026-10-28
    days on market $323,900 Active 489 DOM
12. 2026-10-27
    days on market $323,900 Active 488 DOM
13. 2026-10-26
    days on market $323,900 Active 487 DOM
14. 2026-10-25
    days on market $323,900 Active 486 DOM
15. 2026-10-24
    days on market $323,900 Active 485 DOM
16. 2026-10-23
    days on market $323,900 Active 484 DOM
17. 2026-10-22
    days on market $323,900 Active 483 DOM
18. 2026-10-22
    days on market $323,900 Active 482 DOM
19. 2026-10-20
    days on market $323,900 Active 481 DOM
20. 2026-10-19
    days on market $323,900 Active 480 DOM
21. 2026-10-18
    days on market $323,900 Active 479 DOM
22. 2026-10-17
    days on market $323,900 Active 478 DOM
23. 2026-10-16
    days on market $323,900 Active 477 DOM
24. 2026-10-15
    days on market $323,900 Active 476 DOM
25. 2026-10-14
    days on market $323,900 Active 475 DOM
26. 2026-10-13
    days on market $323,900 Active 474 DOM
27. 2026-10-12
    days on market $323,900 Active 473 DOM
28. 2026-10-11
    days on market $323,900 Active 472 DOM
29. 2026-10-10
    days on market $323,900 Active 471 DOM
30. 2026-10-09
    days on market $323,900 Active 470 DOM
31. 2026-10-08
    days on market $323,900 Active 469 DOM
32. 2026-10-07
    days on market $323,900 Active 468 DOM
33. 2026-10-06
    days on market $323,900 Active 467 DOM
34. 2026-10-05
    days on market $323,900 Active 466 DOM
35. 2026-10-04
    days on market $323,900 Active 465 DOM
36. 2026-10-04
    days on market $323,900 Active 464 DOM
37. 2026-10-02
    days on market $323,900 Active 463 DOM
38. 2026-10-01
    days on market $323,900 Active 462 DOM
39. 2026-09-30
    days on market $323,900 Active 461 DOM
40. 2026-09-29
    days on market $323,900 Active 460 DOM
41. 2026-09-28
    days on market $323,900 Active 459 DOM
42. 2026-09-27
    days on market $323,900 Active 458 DOM
43. 2026-09-26
    days on market $323,900 Active 457 DOM
44. 2026-09-25
    days on market $323,900 Active 456 DOM
45. 2026-09-24
    days on market $323,900 Active 455 DOM
46. 2026-09-23
    days on market $323,900 Active 454 DOM
47. 2026-09-21
    days on market $323,900 Active 452 DOM
48. 2026-09-20
    days on market $323,900 Active 451 DOM
49. 2026-09-19
    days on market $323,900 Active 450 DOM
50. 2026-09-18
    days on market $323,900 Active 449 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: $30,368
• − Mortgage interest: −$27,253
• − Property taxes: −$7,298
• − Insurance: −$2,433
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$14,153
• Taxable loss: −$25,628
• Est. tax savings @ 24.0%: +$6,151
• After-tax cash flow: $-10,206/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%
• 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