🏗️ New Construction
119 Cottage Grove Cir · Eatonton, GA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $963 – $1,789
Heat risk 7/10 · Major
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 18 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 52.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +7.0/30.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- Schools +2.9/10.0
- 1% rule +2.5/10.0
- Rent growth +2.5/5.0
- DSCR +1.2/10.0
- Appreciation +0.0/10.0
$306,529
119 Cottage Grove Cir · Eatonton, GA 31024
3 bd · 2.0 ba · 1,326 sqft · SingleFamily
· 170 Days on market
Built 2026
6,969 sqft lot
Garage
$150/mo HOA · 6% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
DISCOVER COTTAGE GROVE, PUTNAM COUNTY'S NEWEST PREMIER NEIGHBORHOOD-WHERE STYLISH DESIGN MEETS EFFORTLESS LIVING. INTRODUCING THE HARTWELL PLAN. THIS 3 BEDROOM/2 BATH RANCH IS THOUGHTFULLY CRAFTED WITH UPGRADED FEATURES THROUGHOUT, INCLUDING GRANITE OR QUARTZ COUNTERTOPS, DURABLE WATERPROOF LUXURY VINYL PLANK FLOORING IN MAIN LIVING AREAS, AND A COZY GAS FIREPLACE ANCHORING THE GREAT ROOM. THE UPGRADED KITCHEN SHINES WITH STAINLESS STEEL APPLIANCE PACKAGES, PERFECT FOR BOTH EVERYDAY LIVING AND ENTERTAINING. BEDROOMS OFFER GENEROUS CLOSET SPACE AND PLUSH CARPET, WHILE THE EXPANSIVE PRIMARY SUITE FEATURES A LARGER FOOTPRINT AND A PRIVATE ENSUITE BATH. ENJOY QUIET MORNINGS AND RELAXING EVENINGS ON YOUR PRIVATE REAR PATIO, ALL IN A FANTASTIC LOCATION. MASTERFULLY BUILT BY PREMIUM BUILDERS, COTTAGE GROVE DELIVERS QUALITY, COMFORT, AND TIMELESS APPEAL.
Key facts
- Gas log fireplaces
- Hartwell plan
- Private rear patio
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $306,529 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $326,120.
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $307k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
- To cash-flow at today's rent, offer at most $256k (16.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (20.7% below list).
- Recommended offer: $243k (20.7% below list) — sets the bar for 1% rule.
- Cap rate 4.5% vs local median 3.3% 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: 849 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
- This rent runs 44% 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 $2k of loan paydown is wiped out by about $10k 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 170 days — a 12% lower offer ($270k) is reasonable based on typical stale-listing flexibility.
- 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.
Risks & watch-outs
- Climate carrying-cost: major wind risk, 52% 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
$243,085
(20.7% below list)
Questions for the listing agent
- 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?
- It's been on market 170 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.75% ✗
- Cap rate
- 4.51%
- Cash-on-cash
- -6.35%
- DSCR
- 0.72
- GRM
- 11.2
CMA / ARV
- ARV (median comp)
- $326,120
- List price
- $306,529
- Delta
- -6.01%
- Verdict
- FAIR
- Comps
- 4 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 133 Cottage Grove Cir | 0.10mi | 3/2.0 | 1,014 (-24%) | 0mo | $311,101 | $307 | 70 |
| 100 Lena Ln | 0.76mi | 3/2.5 | 1,240 (-6%) | 8mo | $225,000 | $181 | 45 |
| 130 Lakeshore Dr | 0.48mi | 3/2.0 | 1,530 (+15%) | 8mo | $271,000 | $177 | 45 |
| 100 Lena Ln #7 | 0.76mi | 3/2.5 | 1,240 (-6%) | 9mo | $220,000 | $177 | 45 |
| 125B Lakemore Dr | 1.06mi | 3/2.0 | 1,460 (+10%) | 7mo | $560,750 | $384 | 43 |
| 100 Lena Ln #4 | 0.76mi | 3/2.5 | 1,240 (-6%) | 14mo | $229,000 | $185 | 41 |
| 107 Hoot Owl Ln | 1.22mi | 3/2.0 | 1,606 (+21%) | 4mo | $325,000 | $202 | 36 |
| 401 Port Laz Ln | 0.97mi | 4/2.5 (+1) | 1,632 (+23%) | 1mo | $585,000 | $358 | 32 |
| 401 Port Laz Ln | 0.97mi | 4/2.5 (+1) | 1,632 (+23%) | 1mo | $585,000 | $358 | 32 |
| 107 Oak Grove Ln #2211 | 1.43mi | 2/2.0 (-1) | 1,008 (-24%) | 3mo | $89,000 | $88 | 32 |
| 401 Port Laz Ln | 0.97mi | 3/3.0 | 1,632 (+23%) | 11mo | $450,000 | $276 | 27 |
| 104 Sweet Magnolia Ln #4208 | 1.40mi | 2/2.0 (-1) | 1,008 (-24%) | 12mo | $90,000 | $89 | 25 |
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
- -27.2%
- Equity multiple
- 0.09×
- Total profit
- $-83,503
- Equity at exit
- $48,626
10-year hold
- IRR
- -24.9%
- Equity multiple
- -0.22×
- Total profit
- $-111,832
- Equity at exit
- $28,197
Cash invested: $91,314 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 3 active · 1 under contract
- Months of supply
- 18.0 mo (6%/mo absorbed)
- Median asking
- $323,820 ($279/sqft)
- Median days on market
- 92 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- -11.9% vs 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
- 10.5×
Monthly cashflow live
↻
- Estimated rent
- $2,431 medium interval (Pro) →
- Mortgage (P&I)
- −$1,710
- Tax est. 1.5%
- −$408 /mo · $4,892/yr
- Insurance
- −$136
- HOA
- −$150
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$510
- Net cashflow
- $-483
Break-even live
Break-even rent
$3,043
Max offer price
$256,176
Occupancy floor
—
Sensitivity live
| Price | -10% $-258 | -5% $-371 | +0% $-483 | +5% $-596 | +10% $-709 |
|---|---|---|---|---|---|
| Rent | -10% $-675 | -5% $-579 | +0% $-483 | +5% $-387 | +10% $-291 |
| Rate | -1.0pp $-319 | -0.5pp $-400 | base $-483 | +0.5pp $-568 | +1.0pp $-654 |
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
- $81,530
- Closing costs
- $9,784
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- Other
- Home warranty includedAgent-owned listingCovenants/restrictions apply
- HOA & community
- Homeowner association with fees (includes facilities fee and other services)
Exterior
- Parking
- Attached garage with garage door openerOff-street parking and parking padGuest parkingOpen parking
- Utilities
- Public waterPublic sewer (connected)Electricity availableNatural gas availableHigh-speed internet availableUnderground utilitiesWater and sewer available
- Home design
- Single-family houseOne storyNew constructionNot attached to other structures
- Construction
- Built in 2026Concrete constructionComposition roofSlab foundation
- Exterior features
- PatioLevel lotCleared vegetationHas viewDouble-pane windows
Interior
- Kitchen
- DishwasherMicrowaveStainless steel appliancesBreakfast barPantrySolid surface countertops
- Bedrooms
- 3 bedrooms on the main level
- Flooring
- CarpetVinyl
- Bathrooms
- 2 full bathrooms (both on the main level)
- Heating & cooling
- Central heating (forced air, natural gas)Central air conditioning (electric)Ceiling fans
- Interior features
- Double vanitySeparate showerSoaking tubVaulted ceilingsWalk-in closetsGas-started fireplace (1)
- Laundry & utility
- Mud roomLaundry area
HOA detail $150/mo · $1,800/yr
- Likely covers
- watergas
Listing history 50 events
-
2026-11-08days on market $306,529 Active 170 DOM
-
2026-11-07days on market $306,529 Active 169 DOM
-
2026-11-06days on market $306,529 Active 168 DOM
-
2026-11-05days on market $306,529 Active 167 DOM
-
2026-11-04days on market $306,529 Active 166 DOM
-
2026-11-02days on market $306,529 Active 164 DOM
-
2026-11-01days on market $306,529 Active 163 DOM
-
2026-10-31days on market $306,529 Active 162 DOM
-
2026-10-30days on market $306,529 Active 161 DOM
-
2026-10-29days on market $306,529 Active 160 DOM
-
2026-10-28days on market $306,529 Active 159 DOM
-
2026-10-27days on market $306,529 Active 158 DOM
-
2026-10-26days on market $306,529 Active 157 DOM
-
2026-10-25days on market $306,529 Active 156 DOM
-
2026-10-24days on market $306,529 Active 155 DOM
-
2026-10-23days on market $306,529 Active 154 DOM
-
2026-10-22days on market $306,529 Active 153 DOM
-
2026-10-22days on market $306,529 Active 152 DOM
-
2026-10-20days on market $306,529 Active 151 DOM
-
2026-10-19days on market $306,529 Active 150 DOM
-
2026-10-18days on market $306,529 Active 149 DOM
-
2026-10-17days on market $306,529 Active 148 DOM
-
2026-10-16days on market $306,529 Active 147 DOM
-
2026-10-15days on market $306,529 Active 146 DOM
-
2026-10-14days on market $306,529 Active 145 DOM
-
2026-10-13days on market $306,529 Active 144 DOM
-
2026-10-12days on market $306,529 Active 143 DOM
-
2026-10-11days on market $306,529 Active 142 DOM
-
2026-10-10days on market $306,529 Active 141 DOM
-
2026-10-09days on market $306,529 Active 140 DOM
-
2026-10-08days on market $306,529 Active 139 DOM
-
2026-10-07days on market $306,529 Active 138 DOM
-
2026-10-06days on market $306,529 Active 137 DOM
-
2026-10-05days on market $306,529 Active 136 DOM
-
2026-10-04days on market $306,529 Active 135 DOM
-
2026-10-04days on market $306,529 Active 134 DOM
-
2026-10-02days on market $306,529 Active 133 DOM
-
2026-10-01days on market $306,529 Active 132 DOM
-
2026-09-30days on market $306,529 Active 131 DOM
-
2026-09-29days on market $306,529 Active 130 DOM
-
2026-09-28days on market $306,529 Active 129 DOM
-
2026-09-27days on market $306,529 Active 128 DOM
-
2026-09-26days on market $306,529 Active 127 DOM
-
2026-09-25days on market $306,529 Active 126 DOM
-
2026-09-24days on market $306,529 Active 125 DOM
-
2026-09-23days on market $306,529 Active 124 DOM
-
2026-09-21days on market $306,529 Active 122 DOM
-
2026-09-20days on market $306,529 Active 121 DOM
-
2026-09-19days on market $306,529 Active 120 DOM
-
2026-09-18days on market $306,529 Active 119 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 3/10 Moderate
- Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
- Wind 6/10 Major 52% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $29,170
- − Mortgage interest
- −$18,268
- − Property taxes
- −$4,892
- − Insurance
- −$1,631
- − Repairs & maintenance
- −$2,334
- − Management
- −$2,334
- − HOA
- −$1,800
- − Depreciation
- −$9,487
- Taxable loss
- −$11,574
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,778
- After-tax cash flow
- $-3,023/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 · 1 photo
80/100
Cosmetic rehab
Est. rehab $6,630–$19,890 screening
This single-family home in Eatonton, GA, is in good condition with a good exterior and curb appeal. It has the potential for minor cosmetic improvements to enhance its value and appeal to buyers or renters.
Value-add opportunities
- Both Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
- Both Install new landscaping — New landscaping can improve the curb appeal and add value to the property. ↑
- Both Add a front porch or entryway — A front porch or entryway can enhance the home's curb appeal and provide a welcoming entrance for guests. ↑
- Both Install new windows — New windows can improve energy efficiency and increase the home's value. ↑
- Both Add a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers or renters. ↑
ⓘ 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
- Severe rent burden
- 3% of renters
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%
- 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
+0.0% since first listed2 events — show timeline
- 2026-06-01 Listed $306,529 LCBR
- 2026-05-20 Listed $306,529 GAMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…