108 Forest Hill Ct · Crooked Creek, GA 31024

$220,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 4 Days on market

Built 1996 5.80 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• 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

Lake life is calling! This fantastic 3 bedroom, 2 bath home offers the joys of Lake Sinclair without the lakefront price tag. As an added bonus, this home is being sold with an additional lot totaling 5.80 acres!! Summer will be in full swing soon, and there are certainly many sunny days ahead! Spend your weekends launching the boat just minutes from your driveway using the community boat ramp, available for a small yearly fee. The wonderfully renovated inside offers new flooring, appliances, cabinets, and more! The primary bedroom and bathroom is sure to please with a walk-in closet, double vanity, tiled shower, and a soaking tub. Step outside to enjoy your covered back deck overlooking your spacious yard and outbuilding. Schedule your showing today, and come check it out!

Key facts

• Spacious yard
• Community boat ramp
• Outbuilding

Tags

• LAKE SINCLAIR
• ADDITIONAL LOT
• COMMUNITY BOAT RAMP
• COVERED BACK DECK
• SPACIOUS YARD
• OUTBUILDING

Property features AI

Finance

• Other: Lot size approximately 5.8 acres; Located in the Lake Forest Place subdivision; Address: 108 Forest Hill Ct, Eatonton, GA 31024
• HOA & community: No HOA

Exterior

• Parking: Side/rear entrance
• Utilities: Electricity available; High speed internet available; Public water and well; Septic tank
• Home design: Single family residence; Residential property; Resale; Built in 1996
• Construction: Vinyl siding; Composition roof; Built in 1996
• Exterior features: Level lot

Interior

• Kitchen: Cooktop; Oven; Dishwasher
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air
• Interior features: Double vanity; Soaking tub; Walk-in closet(s); One level; Fireplace (1)
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/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 $218k (0.7% below list).
• Recommended offer: $218k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 1.8% 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: 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: 533 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 $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

• Only 4 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 $65k; list at $220k implies a 238% gain — meaningful room to come down on a strong offer.

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 $218,366 (0.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.4

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-9,520
• Equity at exit: $32,803

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $25,094
• Equity at exit: $19,022

Cash invested: $61,600 (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: 533
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $412

Break-even live

Break-even rent $1,662

Max offer price $220,000

Occupancy floor 76%

Sensitivity live

Price	-10% $536	-5% $474	+0% $412	+5% $349	+10% $287
Rent	-10% $239	-5% $325	+0% $412	+5% $498	+10% $584
Rate	-1.0pp $523	-0.5pp $468	base $412	+0.5pp $355	+1.0pp $297

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-23
   listed $220,000 Active 784-char remark

   Show marketing remark (784 chars)

   Lake life is calling! This fantastic 3 bedroom, 2 bath home offers the joys of Lake Sinclair without the lakefront price tag. As an added bonus, this home is being sold with an additional lot totaling 5.80 acres!! Summer will be in full swing soon, and there are certainly many sunny days ahead! Spend your weekends launching the boat just minutes from your driveway using the community boat ramp, available for a small yearly fee. The wonderfully renovated inside offers new flooring, appliances, cabinets, and more! The primary bedroom and bathroom is sure to please with a walk-in closet, double vanity, tiled shower, and a soaking tub. Step outside to enjoy your covered back deck overlooking your spacious yard and outbuilding. Schedule your showing today, and come check it out!

2. 2026-05-23
   listed $220,000 New

   Show marketing remark (784 chars)

   Lake life is calling! This fantastic 3 bedroom, 2 bath home offers the joys of Lake Sinclair without the lakefront price tag. As an added bonus, this home is being sold with an additional lot totaling 5.80 acres!! Summer will be in full swing soon, and there are certainly many sunny days ahead! Spend your weekends launching the boat just minutes from your driveway using the community boat ramp, available for a small yearly fee. The wonderfully renovated inside offers new flooring, appliances, cabinets, and more! The primary bedroom and bathroom is sure to please with a walk-in closet, double vanity, tiled shower, and a soaking tub. Step outside to enjoy your covered back deck overlooking your spacious yard and outbuilding. Schedule your showing today, and come check it out!

3. 2025-01-08
   soldstatus $65,000

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$1,208/yr (+$101/mo · 148.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,204
• − Mortgage interest: −$12,323
• − Property taxes: −$816
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$6,400
• Taxable income: $1,372
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $4,611/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
• 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

+238.5% since first listed

3 events — show timeline

• 2026-05-23 Listed $220,000 GAMLS
• 2026-05-23 Listed $220,000 MGMLS
• 2025-01-08 Sold (Public Records) $65,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $816 · +34.8% YoY. Source: county tax records.