138 Clopton Dr · Crooked Creek, GA 31024

$249,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 97 Days on market

Built 2002 1.96 ac lot $121/sqft · at area comps Est $255k · at est.

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Why this score? — see what drove the C- 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 +23.9/30.0
• ARV discount +8.6/15.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine "like new" home on almost 2 acres! Completely renovated and in immaculate condition - this home is move in ready! New roof, countertops, appliances, bathroom vanities, flooring, light fixtures and paint. Large level lot with new front porch and sprawling street side yard. Large level private fenced backyard perfect for kids and pets. This is a comfortable, clean and fully renovated home ready for new owner! Located very close to Lake Sinclair with super close boat access at Crooked Creek Marina!

Key facts

• New appliances
• Completely renovated
• New countertops

Tags

• ALMOST 2 ACRES
• COMPLETELY RENOVATED
• NEW ROOF
• NEW COUNTERTOPS
• NEW APPLIANCES
• NEW BATHROOM VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (0.1% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.6% in Crooked Creek — 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 39/100 on livability (#613 in GA) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living 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).
• At $2,489/mo this rent would consume 45% of the median local household income ($66k/yr) (locally 696% of renters already pay >50% of income on rent) — 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 $2k of loan paydown is wiped out by about $7k 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 97 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $36k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $249k implies a 587% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✗
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $255,140
• List price: $249,000
• Delta: -2.41%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-9,744
• Equity at exit: $37,127

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $30,624
• Equity at exit: $21,529

Cash invested: $69,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,489 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $482

Break-even live

Break-even rent $1,878

Max offer price $249,000

Occupancy floor 76%

Sensitivity live

Price	-10% $623	-5% $553	+0% $482	+5% $412	+10% $341
Rent	-10% $286	-5% $384	+0% $482	+5% $581	+10% $679
Rate	-1.0pp $608	-0.5pp $546	base $482	+0.5pp $418	+1.0pp $352

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   status $249,000 Under Contract 97 DOM
2. 2026-06-08
   days on market $249,000 Active 97 DOM
3. 2026-06-07
   days on market $249,000 Active 96 DOM
4. 2026-06-05
   days on market $249,000 Active 93 DOM
5. 2026-06-03
   days on market $249,000 Active 92 DOM
6. 2026-06-02
   days on market $249,000 Active 91 DOM
7. 2026-06-01
   statusdays on market $249,000 Active 90 DOM
8. 2026-05-31
   days on market $249,000 Price Change 89 DOM
9. 2026-05-30
   days on market $249,000 Price Change 88 DOM
10. 2026-04-30
    price $269,000

    Show marketing remark (519 chars)

    Pristine "like new" home on almost 2 acres! Completely renovated and in immaculate condition - this home is move in ready! New roof, countertops, appliances, bathroom vanities, flooring, light fixtures and paint. Large level lot with new front porch and sprawling street side yard. Large level private fenced backyard perfect for kids and pets. This is a comfortable, clean and fully renovated home ready for new owner! Located very close to Lake Sinclair with super close boat access at Crooked Creek Marina!

11. 2026-04-30
    price $269,000 519-char remark

    Show marketing remark (519 chars)

    Pristine "like new" home on almost 2 acres! Completely renovated and in immaculate condition - this home is move in ready! New roof, countertops, appliances, bathroom vanities, flooring, light fixtures and paint. Large level lot with new front porch and sprawling street side yard. Large level private fenced backyard perfect for kids and pets. This is a comfortable, clean and fully renovated home ready for new owner! Located very close to Lake Sinclair with super close boat access at Crooked Creek Marina!

12. 2026-03-02
    listed $285,000 Active
13. 2026-02-27
    listed $285,000 New 519-char remark

    Show marketing remark (519 chars)

    Pristine "like new" home on almost 2 acres! Completely renovated and in immaculate condition - this home is move in ready! New roof, countertops, appliances, bathroom vanities, flooring, light fixtures and paint. Large level lot with new front porch and sprawling street side yard. Large level private fenced backyard perfect for kids and pets. This is a comfortable, clean and fully renovated home ready for new owner! Located very close to Lake Sinclair with super close boat access at Crooked Creek Marina!

14. 2016-09-23
    soldstatus $36,250
15. 2016-01-29
    listed $39,809
16. 2006-09-25
    soldstatus $93,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $892 · $74/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$1,399/yr (+$117/mo · 156.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $29,864
• − Mortgage interest: −$13,948
• − Property taxes: −$892
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$7,244
• Taxable income: $1,758
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $5,365/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 — Crooked Creek

• Score: 39/100
• State rank: #613
• US rank: #27435

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County · 21,601 people
• 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

+187.1% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $269,000 LCBR
• 2026-04-30 Price Changed $269,000 GAMLS
• 2026-03-02 Listed $285,000 LCBR
• 2026-02-27 Listed $285,000 GAMLS
• 2016-09-23 Sold (MLS) $36,250 GAMLS
• 2016-01-29 Listed $39,809 GAMLS
• 2006-09-25 Sold (Public Records) $93,700 Public Records

Property tax history

+7.1%/yr

Latest (2025): $892 · +19.7% YoY. Source: county tax records.