139 Sunset Dr · Eatonton, GA 31024

$228,800

2 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 53 Days on market

Built 1982 0.57 ac lot $192/sqft · 22% below area Est $295k · 22% under ↓ 4% since listing

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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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.6/10.0
• 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

Sold as is.

Key facts

• 0.57 acre lot
• 2 parking spots
• Built 1982

Property features AI

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: Electric service: 110 volts; Other water source; Other sewer services; Other utilities
• Home design: One-and-a-half story layout; Resale property; Composition roof
• Construction: Other construction materials
• Exterior features: Private yard; Lakefront; Boat launch

Interior

• Kitchen: Cabinets (other)
• Bedrooms: One bedroom on the main level; One bedroom on the lower level
• Flooring: Wood flooring; Other flooring
• Bathrooms: One full bathroom; One half bathroom (lower level)
• Heating & cooling: Other heating
• Interior features: Aluminum-framed windows; No shared/common walls; Basement is bath/stubbed; Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $197k (13.8% below list).
• Recommended offer: $197k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 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: 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 $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 53 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,129 (13.8% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (median comp): $294,690
• List price: $228,800
• Delta: -22.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Burtom Rd	0.21mi	2/2.0	1,200 (+1%)	10mo	$270,000	$225	80
156 Anchor Pointe Dr	0.48mi	2/2.0	1,200 (+1%)	3mo	$365,000	$304	74
289 Burtom Rd	0.20mi	3/2.0 (+1)	1,344 (+13%)	9mo	$299,000	$222	57
66 Franklin Rd SW	0.59mi	2/2.0	1,296 (+9%)	5mo	$400,000	$309	54
173 Landing Dr	0.64mi	3/2.0 (+1)	1,250 (+5%)	13mo	$270,000	$216	46
104 Edgewater Dr	0.38mi	3/2.0 (+1)	1,350 (+13%)	15mo	$195,000	$144	42
239 Little River Trl	0.54mi	3/2.0 (+1)	1,300 (+9%)	17mo	$130,000	$100	41
280 Anchor Pointe Dr	0.72mi	3/2.0 (+1)	1,280 (+7%)	12mo	$350,000	$273	40
103 Little River Run	0.62mi	3/2.0 (+1)	1,280 (+7%)	18mo	$189,400	$148	39
153 Edgewater Dr	0.74mi	3/2.0 (+1)	1,296 (+9%)	13mo	$360,000	$278	35

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-28,582
• Equity at exit: $34,115

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-14,139
• Equity at exit: $19,782

Cash invested: $64,064 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,971 medium
• Mortgage (P&I): −$1,200
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $134

Break-even live

Break-even rent $1,801

Max offer price $228,800

Occupancy floor 88%

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: $57,200
• Closing costs: $6,864
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $228,800 Active 53 DOM
2. 2026-06-18
   days on market $228,800 Active 52 DOM
3. 2026-06-17
   days on market $228,800 Active 51 DOM
4. 2026-06-16
   days on market $228,800 Active 50 DOM
5. 2026-06-15
   days on market $228,800 Active 49 DOM
6. 2026-06-14
   days on market $228,800 Active 47 DOM
7. 2026-06-12
   days on market $228,800 Active 46 DOM
8. 2026-06-09
   days on market $228,800 Active 43 DOM
9. 2026-06-08
   days on market $228,800 Active 42 DOM
10. 2026-06-07
    days on market $228,800 Active 41 DOM
11. 2026-06-05
    days on market $228,800 Active 38 DOM
12. 2026-06-03
    days on market $228,800 Active 37 DOM
13. 2026-06-02
    days on market $228,800 Active 36 DOM
14. 2026-06-01
    days on market $228,800 Active 35 DOM
15. 2026-05-31
    days on market $228,800 Active 34 DOM
16. 2026-05-30
    days on market $228,800 Active 33 DOM
17. 2026-04-27
    listed $238,800 Active 11-char remark

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $2,105 · $175/mo
• Expected delta: +$572/yr (+$48/mo · 37.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $23,655
• − Mortgage interest: −$12,816
• − Property taxes: −$1,533
• − Insurance: −$1,144
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$6,656
• Taxable loss: −$2,278
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $2,160/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

-4.2% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $228,800 FMLS
• 2026-04-27 Listed $238,800 FMLS

Property tax history

+2.5%/yr

Latest (2025): $1,533 · +5.0% YoY. Source: county tax records.