700 New St · Eatonton, GA 31024

$155,000

2 bd · 1.0 ba · 1,263 sqft · SingleFamily public records · 52 Days on market

Built 1972 0.40 ac lot $123/sqft · 11% below area Est $174k · 11% 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 +28.4/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

At the heart of Eatonton, GA, this fully renovated 2-bedroom, 1-bathroom starter home is ready for a small family or anyone looking to downsize. Situated on a corner lot with plenty of backyard space, this home offers hardwood floors, a new roof, and a new kitchen.

Key facts

• New appliances
• New light fixtures
• New countertops

Tags

• CORNER LOT
• HARDWOOD FLOORS
• NEW ROOF
• NEW COUNTERTOPS
• NEW APPLIANCES
• NEW LIGHT FIXTURES

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Community features: other

Exterior

• Parking:
• Security:
• Utilities: Sewer available; Water available; Other utility provisions; Other electric description
• Home design: One-story home; Resale property; Other construction materials
• Construction: Other roof type
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: Cabinets with other finishes; Counters with other surfaces; Open view to family room; Gas oven; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom on the main level; Master bathroom with other features
• Heating & cooling: Ceiling fan(s); Other heating; Other cooling
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Laundry area with other features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.2% 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: schools F, amenities F, commute 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.
• Market conditions: 522 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• This rent runs 36% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $65k; list at $155k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $173,702
• List price: $155,000
• Delta: -10.77%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
289 Martin Luther King Jr. Dr	0.46mi	3/1.0 (+1)	1,275 (+1%)	17mo	$160,500	$126	58
106 Putnam Ave	0.72mi	3/1.0 (+1)	1,240 (-2%)	3mo	$40,000	$32	56

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $6,910
• Equity at exit: $23,111

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $47,340
• Equity at exit: $13,402

Cash invested: $43,400 (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: 522
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,992 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $502

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 70%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $155,000 Active 52 DOM
2. 2026-06-18
   days on market $155,000 Active 51 DOM
3. 2026-06-17
   days on market $155,000 Active 50 DOM
4. 2026-06-16
   days on market $155,000 Active 49 DOM
5. 2026-06-15
   days on market $155,000 Active 48 DOM
6. 2026-06-14
   days on market $155,000 Active 46 DOM
7. 2026-06-12
   days on market $155,000 Active 45 DOM
8. 2026-06-09
   days on market $155,000 Active 42 DOM
9. 2026-06-08
   days on market $155,000 Active 41 DOM
10. 2026-06-07
    days on market $155,000 Active 40 DOM
11. 2026-06-05
    days on market $155,000 Active 37 DOM
12. 2026-06-03
    days on market $155,000 Active 36 DOM
13. 2026-06-02
    days on market $155,000 Active 35 DOM
14. 2026-06-01
    days on market $155,000 Active 34 DOM
15. 2026-05-31
    days on market $155,000 Active 33 DOM
16. 2026-05-30
    days on market $155,000 Active 32 DOM
17. 2026-04-28
    listed $155,000 New 265-char remark

    Show marketing remark (265 chars)

    At the heart of Eatonton, GA, this fully renovated 2-bedroom, 1-bathroom starter home is ready for a small family or anyone looking to downsize. Situated on a corner lot with plenty of backyard space, this home offers hardwood floors, a new roof, and a new kitchen.

18. 2026-04-28
    listed $155,000 Active 265-char remark

    Show marketing remark (265 chars)

    At the heart of Eatonton, GA, this fully renovated 2-bedroom, 1-bathroom starter home is ready for a small family or anyone looking to downsize. Situated on a corner lot with plenty of backyard space, this home offers hardwood floors, a new roof, and a new kitchen.

19. 2026-04-25
    historical
20. 2026-04-25
    historical
21. 2026-03-31
    price $160,000
22. 2026-03-31
    price $160,000
23. 2026-02-14
    price $175,000
24. 2026-02-14
    price $175,000
25. 2026-01-03
    price $180,000
26. 2026-01-03
    price $180,000
27. 2025-12-02
    price $190,000
28. 2025-12-02
    price $190,000
29. 2025-10-06
    price $195,000
30. 2025-10-06
    price $195,000
31. 2025-08-03
    listed $200,000 Active
32. 2025-08-03
    listed $200,000 New
33. 2025-03-09
    soldstatus $64,695

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $23,902
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$4,509
• Taxable income: $3,786
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $5,120/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

+139.6% since first listed

17 events — show timeline

• 2026-04-28 Listed $155,000 FMLS
• 2026-04-28 Listed $155,000 GAMLS
• 2026-04-25 Listing Removed — GAMLS
• 2026-04-25 Listing Removed — FMLS
• 2026-03-31 Price Changed $160,000 FMLS
• 2026-03-31 Price Changed $160,000 GAMLS
• 2026-02-14 Price Changed $175,000 GAMLS
• 2026-02-14 Price Changed $175,000 FMLS
• 2026-01-03 Price Changed $180,000 GAMLS
• 2026-01-03 Price Changed $180,000 FMLS
• 2025-12-02 Price Changed $190,000 GAMLS
• 2025-12-02 Price Changed $190,000 FMLS
• 2025-10-06 Price Changed $195,000 GAMLS
• 2025-10-06 Price Changed $195,000 FMLS
• 2025-08-03 Listed $200,000 GAMLS
• 2025-08-03 Listed $200,000 FMLS
• 2025-03-09 Sold (Public Records) $64,695 Public Records

Property tax history

+15.9%/yr

Latest (2025): $227 · +405.0% YoY. Source: county tax records.