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

$340,900

4 bd · 3.0 ba · 2,451 sqft · SingleFamily · 124 Days on market

Good condition 2-car garage

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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 +7.2/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Unique 4 bedroom / 3 bath home with formal dining room, study and guest room on the main level. The open kitchen with large serving bar, breakfast area and family room with optional fireplace are perfect for entertaining. Walk-in pantry, mud room and entry foyer are additional features on the main level. The Owner's retreat is located upstairs and boasts a trey ceiling, double vanity bath, separate shower and garden tub plus a generous walk-in closet. There are 2 additional bedrooms upstairs, both with walk-in closets.

Key facts

• 2 garage spots
• Listed 123 days

🏗️ New construction. The $340,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $486,953.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $341k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-674 ($-8k/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 $341k (0.1% below list).
• Recommended offer: $300k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.6% vs local median 3.1% 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: 729 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 $3,407/mo this rent would consume 62% 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 124 days — a 12% lower offer ($300k) is reasonable based on typical stale-listing flexibility.

Recommended offer $299,992 (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 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $486,953
• List price: $340,900
• Delta: -29.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Harmony Farms Orch	0.13mi	4/2.0	2,660 (+8%)	0mo	$408,000	$153	76
118 Lake Dr	0.42mi	4/3.5	2,437 (-1%)	9mo	$1,005,000	$412	70
100 Farriers Ln	0.43mi	4/3.0	2,655 (+8%)	17mo	$473,000	$178	52
106 Farriers Ln	0.47mi	4/3.0	2,655 (+8%)	18mo	$489,000	$184	49
110 Farriers Ln	0.51mi	4/3.0	2,655 (+8%)	17mo	$483,000	$182	48
151 Lakemore Dr	0.53mi	4/2.5	2,608 (+6%)	18mo	$950,000	$364	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: -26.5%
• Equity multiple: 0.11×
• Total profit: $-121,764
• Equity at exit: $72,606

10-year hold

• IRR: -23.6%
• Equity multiple: -0.18×
• Total profit: $-161,071
• Equity at exit: $42,103

Cash invested: $136,347 (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: 8 active · 4 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $341,450 ($154/sqft)
• Median days on market: 124 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +28.8% 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: 729
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,407 medium
• Mortgage (P&I): −$2,554
• Tax est. 1.5%: −$609 /mo · $7,304/yr
• Insurance: −$203
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $-674

Break-even live

Break-even rent $4,260

Max offer price $389,469

Occupancy floor —

Sensitivity live

Price	-10% $-337	-5% $-505	+0% $-674	+5% $-842	+10% $-1,010
Rent	-10% $-943	-5% $-808	+0% $-674	+5% $-539	+10% $-405
Rate	-1.0pp $-428	-0.5pp $-550	base $-674	+0.5pp $-800	+1.0pp $-928

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: $121,738
• Closing costs: $14,609
• 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	0d	1	0.64mi
501 Port Laz Ln Eatonton, GA	3.0	4.0	2024	$2,900	$1.43	0d	1	0.64mi

Property features AI

Finance

• Financial info: List price $345,900

Exterior

• Parking: 2-car garage (total 2 parking spaces)
• Home design: Single-family plan (front entry)
• Exterior features: Living area approximately 2,451

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan model: The Jackson (Front Entry)

Listing history 50 events

1. 2026-09-23
   days on market $340,900 Active 124 DOM
2. 2026-09-21
   days on market $340,900 Active 122 DOM
3. 2026-09-20
   days on market $340,900 Active 121 DOM
4. 2026-09-19
   days on market $340,900 Active 120 DOM
5. 2026-09-18
   days on market $340,900 Active 119 DOM
6. 2026-09-17
   days on market $340,900 Active 118 DOM
7. 2026-09-16
   days on market $340,900 Active 117 DOM
8. 2026-09-15
   days on market $340,900 Active 116 DOM
9. 2026-09-14
   days on market $340,900 Active 115 DOM
10. 2026-09-13
    days on market $340,900 Active 114 DOM
11. 2026-09-12
    days on market $340,900 Active 113 DOM
12. 2026-09-11
    days on market $340,900 Active 112 DOM
13. 2026-09-05
    days on market $340,900 Active 106 DOM
14. 2026-09-04
    days on market $340,900 Active 105 DOM
15. 2026-09-03
    days on market $340,900 Active 104 DOM
16. 2026-09-02
    days on market $340,900 Active 103 DOM
17. 2026-08-30
    days on market $340,900 Active 100 DOM
18. 2026-08-29
    days on market $340,900 Active 99 DOM
19. 2026-08-28
    days on market $340,900 Active 98 DOM
20. 2026-08-27
    days on market $340,900 Active 97 DOM
21. 2026-08-26
    days on market $340,900 Active 96 DOM
22. 2026-08-25
    days on market $340,900 Active 95 DOM
23. 2026-08-24
    days on market $340,900 Active 94 DOM
24. 2026-08-23
    days on market $340,900 Active 93 DOM
25. 2026-08-22
    days on market $340,900 Active 92 DOM
26. 2026-08-21
    days on market $340,900 Active 91 DOM
27. 2026-08-20
    days on market $340,900 Active 90 DOM
28. 2026-08-19
    days on market $340,900 Active 89 DOM
29. 2026-08-18
    days on market $340,900 Active 88 DOM
30. 2026-08-17
    days on market $340,900 Active 87 DOM
31. 2026-08-16
    days on market $340,900 Active 86 DOM
32. 2026-08-15
    days on market $340,900 Active 85 DOM
33. 2026-08-14
    days on market $340,900 Active 84 DOM
34. 2026-08-13
    days on market $340,900 Active 83 DOM
35. 2026-08-12
    days on market $340,900 Active 82 DOM
36. 2026-08-11
    days on market $340,900 Active 81 DOM
37. 2026-08-10
    days on market $340,900 Active 80 DOM
38. 2026-08-09
    days on market $340,900 Active 79 DOM
39. 2026-08-08
    days on market $340,900 Active 78 DOM
40. 2026-08-07
    days on market $340,900 Active 77 DOM
41. 2026-08-06
    days on market $340,900 Active 76 DOM
42. 2026-08-05
    days on market $340,900 Active 75 DOM
43. 2026-08-04
    days on market $340,900 Active 74 DOM
44. 2026-08-03
    days on market $340,900 Active 73 DOM
45. 2026-07-31
    days on market $340,900 Active 70 DOM
46. 2026-07-30
    days on market $340,900 Active 69 DOM
47. 2026-07-29
    days on market $340,900 Active 68 DOM
48. 2026-07-27
    days on market $340,900 Active 66 DOM
49. 2026-07-25
    days on market $340,900 Active 64 DOM
50. 2026-07-24
    days on market $340,900 Active 63 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: $40,884
• − Mortgage interest: −$27,277
• − Property taxes: −$7,304
• − Insurance: −$2,435
• − Repairs & maintenance: −$3,271
• − Management: −$3,271
• − Depreciation: −$14,166
• Taxable loss: −$16,839
• Est. tax savings @ 24.0%: +$4,041
• After-tax cash flow: $-4,043/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $12,255–$36,765 screening

This home is in good condition with a good exterior and interior. It has potential for further value increase through cosmetic updates and landscaping.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both New flooring in bathrooms — Modernizes and increases value ↑
• Both New kitchen appliances — Modernizes and increases value ↑
• Both New paint in interior — Enhances interior appearance and value ↑

ⓘ 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

Property features AI

Finance

• Financial info: List price $345,900

Exterior

• Parking: 2-car garage (total 2 parking spaces)
• Home design: Single-family plan (front entry)
• Exterior features: Living area approximately 2,451

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan model: The Jackson (Front Entry)