112 Thomas Dr · Eatonton, GA 31024

$259,000

3 bd · 2.0 ba · 1,456 sqft · Other · 9 Days on market

Built 2026 2.20 ac lot

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Why this score? — see what drove the D- 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 +12.3/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• 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

Stunning new 3-bedroom, 2-bath home situated on 2.2 acres in a fantastic location near Lake Sinclair! This inviting split open floor plan features a spacious living room with double trey ceiling and plenty of room for a big-screen TV. The open kitchen offers a gorgeous island, farmhouse sink, dishwasher, microwave, refrigerator. Enjoy peaceful country living with convenient access to boating, fishing, and recreation. Twin Bridges Marina boat ramp is approximately 3.5 miles away, and Eatonton and Milledgeville amenities are just about 10 minutes away. Located minutes off Hwy. 441, this home offers an easy commute to Atlanta, Macon, and Athens.

Key facts

• Open floor plan
• Gorgeous island
• Farmhouse sink

Tags

• OPEN FLOOR PLAN
• GORGEOUS ISLAND
• FARMHOUSE SINK
• CONVENIENT ACCESS TO BOATING
• CONVENIENT ACCESS TO FISHING
• TWIN BRIDGES MARINA BOAT RAMP

Property features AI

Finance

• HOA & community: Community near a lake

Exterior

• Parking: Two total parking spaces; Driveway and parking pad; Open parking available
• Utilities: Public water; Septic sewer; Electricity available (includes 220 volts); Cable available; Phone service available
• Home design: Double wide mobile home; One level; New construction; Fee simple ownership; Entry on main level
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Energy-efficient windows
• Exterior features: Front porch; Deck; Rain gutters; Public water available; Septic tank

Interior

• Kitchen: Breakfast bar; Stain-finish cabinets; Eat-in kitchen; Kitchen island; Open view to family room; Dishwasher; Electric oven and range; Microwave; Refrigerator
• Bedrooms: Master on main; Split bedroom plan; Three main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Main-level bathrooms: two; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating (forced air, electric); Central air conditioning; Ceiling fans; 220-volt electric service
• Interior features: Open floorplan; Tray ceilings; Walk-in closets; Double vanity in baths; No common walls; Double pane insulated windows
• Laundry & utility: Dedicated laundry room; Mud room; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $259k.

Deal economics

• At list price, monthly cash flow is $-48 ($-574/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (14.9% below list).
• Recommended offer: $221k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% 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: 524 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• This rent runs 40% 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 $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $54k; list at $259k implies a 380% gain — meaningful room to come down on a strong offer.

Recommended offer $220,512 (14.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-44,983
• Equity at exit: $38,618

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-42,959
• Equity at exit: $22,394

Cash invested: $72,520 (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: 524
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-48

Break-even live

Break-even rent $2,266

Max offer price $252,077

Occupancy floor 97%

Sensitivity live

Price	-10% $131	-5% $42	+0% $-48	+5% $-137	+10% $-227
Rent	-10% $-222	-5% $-135	+0% $-48	+5% $39	+10% $126
Rate	-1.0pp $83	-0.5pp $18	base $-48	+0.5pp $-115	+1.0pp $-183

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $259,000 Active 9 DOM
2. 2026-06-19
   days on market $259,000 Active 7 DOM
3. 2026-06-18
   days on market $259,000 Active 6 DOM
4. 2026-06-17
   days on market $259,000 Active 5 DOM
5. 2026-06-16
   days on market $259,000 Active 4 DOM
6. 2026-06-15
   days on market $259,000 Active 3 DOM
7. 2026-06-13
   remarks 650-char remark
8. 2026-06-13
   listed $259,000 Active 1 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: $26,461
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$7,535
• Taxable loss: −$4,995
• Est. tax savings @ 24.0%: +$1,199
• After-tax cash flow: $625/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

• 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

+365.5% since first listed

4 events — show timeline

• 2026-06-12 Listed $259,000 FMLS
• 2026-06-12 Listed $259,000 GAMLS
• 2025-06-06 Sold (Public Records) $54,000 Public Records
• 2025-04-22 Sold (Public Records) $55,637 Public Records