(GA)The Carson | Front Entry Plan · Eatonton, GA 31024

$329,500

4 bd · 3.0 ba · 2,109 sqft · SingleFamily · 78 Days on market

Good condition 2-car garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional ranch home with a 4 bedroom design that features a guest room with full bath plus 2 additional bedrooms and bath on the main level. The Owner's retreat is privately situated in the rear of the home with a double vanity, separate tub and shower and walk-in closet. The generous family room opens to the kitchen and breakfast with lots of windows, open serving bar, and pantry. This plan offers the option of a family room fireplace and mud bench!

Key facts

• Double vanity
• Walk-in closet
• Open serving bar

Tags

• GUEST ROOM WITH FULL BATH
• DOUBLE VANITY
• SEPARATE TUB AND SHOWER
• WALK-IN CLOSET
• FAMILY ROOM
• OPEN SERVING BAR

🏗️ New construction. The $329,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $487,999.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-681 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $330k).
• Recommended offer: $310k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.6% vs local median 2.8% 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: 626 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• At $3,407/mo this rent would consume 62% of the median local household income ($66k/yr) — 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 $3k of loan paydown is wiped out by about $15k 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 78 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Recommended offer $309,730 (6.0% 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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (median comp): $487,999
• List price: $329,500
• Delta: -32.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Lake Dr	0.42mi	4/3.5	2,437 (+16%)	7mo	$1,005,000	$412	47
121 Hoot Owl Ln	0.91mi	3/2.5 (-1)	2,320 (+10%)	1mo	$499,000	$215	41
153 Hoot Owl Ln	0.84mi	4/2.5	2,375 (+13%)	2mo	$500,000	$211	41
117 Thunder Rd	0.82mi	4/3.0	1,764 (-16%)	4mo	$375,000	$213	36
141 Ellman Dr	0.87mi	3/3.0 (-1)	2,216 (+5%)	21mo	$340,000	$153	34
112 Hoot Owl Ln	0.93mi	4/3.5	2,500 (+18%)	7mo	$1,150,000	$460	32
124 Hoot Owl Ln	0.85mi	4/3.5	2,500 (+18%)	10mo	$1,000,000	$400	30
152 Parkside Ln	1.06mi	5/4.0 (+1)	2,331 (+10%)	13mo	$950,000	$408	28
117 Hoot Owl Ln	0.98mi	3/3.0 (-1)	2,420 (+15%)	18mo	$469,000	$194	21
133 Thunder Rd	0.93mi	3/2.0 (-1)	1,781 (-16%)	15mo	$439,000	$246	18
147 Lakeview Dr	0.97mi	3/2.0 (-1)	1,752 (-17%)	16mo	$835,000	$477	17

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: -26.6%
• Equity multiple: 0.10×
• Total profit: $-122,394
• Equity at exit: $72,762

10-year hold

• IRR: -23.8%
• Equity multiple: -0.19×
• Total profit: $-162,213
• Equity at exit: $42,193

Cash invested: $136,640 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 3 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $347,000 ($157/sqft)
• Median days on market: 78 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +47.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31024

• Active inventory: 626
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,407 medium
• Mortgage (P&I): −$2,559
• Tax est. 1.5%: −$610 /mo · $7,320/yr
• Insurance: −$203
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $-681

Break-even live

Break-even rent $4,269

Max offer price $389,469

Occupancy floor —

Sensitivity live

Price	-10% $-344	-5% $-512	+0% $-681	+5% $-850	+10% $-1,018
Rent	-10% $-950	-5% $-816	+0% $-681	+5% $-546	+10% $-412
Rate	-1.0pp $-435	-0.5pp $-557	base $-681	+0.5pp $-807	+1.0pp $-936

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: $122,000
• Closing costs: $14,640
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Port Laz Ln Unit 1 Eatonton, GA	3.0	3.5	2024	$2,900	$1.43	70d	1	0.64mi
501 Port Laz Ln Eatonton, GA	3.0	4.0	2024	$2,900	$1.43	70d	1	0.64mi

Property features AI

Finance

• Financial info: List price $334,500

Exterior

• Parking: 2-car garage2 total parking spaces
• Home design: The Carson floor plan with front entrySingle-family home (new construction plan)
• Exterior features: Living area approximately 2,109 (plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open floor plan (model/plan information provided)

Listing history 50 events

1. 2026-08-08
   days on market $329,500 Active 78 DOM
2. 2026-08-07
   days on market $329,500 Active 77 DOM
3. 2026-08-06
   days on market $329,500 Active 76 DOM
4. 2026-08-05
   days on market $329,500 Active 75 DOM
5. 2026-08-04
   days on market $329,500 Active 74 DOM
6. 2026-08-03
   days on market $329,500 Active 73 DOM
7. 2026-07-31
   days on market $329,500 Active 70 DOM
8. 2026-07-30
   days on market $329,500 Active 69 DOM
9. 2026-07-29
   days on market $329,500 Active 68 DOM
10. 2026-07-27
    days on market $329,500 Active 66 DOM
11. 2026-07-25
    days on market $329,500 Active 64 DOM
12. 2026-07-24
    days on market $329,500 Active 63 DOM
13. 2026-07-23
    days on market $329,500 Active 62 DOM
14. 2026-07-22
    days on market $329,500 Active 61 DOM
15. 2026-07-21
    days on market $329,500 Active 60 DOM
16. 2026-07-18
    days on market $329,500 Active 57 DOM
17. 2026-07-16
    days on market $329,500 Active 55 DOM
18. 2026-07-16
    days on market $329,500 Active 54 DOM
19. 2026-07-14
    days on market $329,500 Active 53 DOM
20. 2026-07-13
    days on market $329,500 Active 52 DOM
21. 2026-07-12
    days on market $329,500 Active 51 DOM
22. 2026-07-11
    days on market $329,500 Active 50 DOM
23. 2026-07-10
    days on market $329,500 Active 49 DOM
24. 2026-07-09
    days on market $329,500 Active 48 DOM
25. 2026-07-08
    days on market $329,500 Active 47 DOM
26. 2026-07-07
    days on market $329,500 Active 46 DOM
27. 2026-07-06
    days on market $329,500 Active 45 DOM
28. 2026-07-05
    days on market $329,500 Active 44 DOM
29. 2026-07-04
    days on market $329,500 Active 43 DOM
30. 2026-07-03
    days on market $329,500 Active 42 DOM
31. 2026-07-02
    days on market $329,500 Active 41 DOM
32. 2026-07-01
    days on market $329,500 Active 40 DOM
33. 2026-06-30
    days on market $329,500 Active 39 DOM
34. 2026-06-29
    days on market $329,500 Active 38 DOM
35. 2026-06-28
    days on market $329,500 Active 37 DOM
36. 2026-06-27
    days on market $329,500 Active 36 DOM
37. 2026-06-26
    days on market $329,500 Active 34 DOM
38. 2026-06-22
    days on market $329,500 Active 31 DOM
39. 2026-06-21
    days on market $329,500 Active 30 DOM
40. 2026-06-19
    days on market $329,500 Active 28 DOM
41. 2026-06-18
    days on market $329,500 Active 27 DOM
42. 2026-06-17
    days on market $329,500 Active 26 DOM
43. 2026-06-16
    days on market $329,500 Active 25 DOM
44. 2026-06-15
    days on market $329,500 Active 24 DOM
45. 2026-06-14
    days on market $329,500 Active 22 DOM
46. 2026-06-12
    days on market $329,500 Active 21 DOM
47. 2026-06-09
    days on market $329,500 Active 18 DOM
48. 2026-06-08
    days on market $329,500 Active 17 DOM
49. 2026-06-07
    days on market $329,500 Active 16 DOM
50. 2026-06-05
    pricedays on market $329,500 Active 13 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: $40,884
• − Mortgage interest: −$27,336
• − Property taxes: −$7,320
• − Insurance: −$2,440
• − Repairs & maintenance: −$3,271
• − Management: −$3,271
• − Depreciation: −$14,196
• Taxable loss: −$16,949
• Est. tax savings @ 24.0%: +$4,068
• After-tax cash flow: $-4,103/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $10,545–$31,635 screening

This ranch-style home is in good condition with a good condition score of 80. It has a good exterior, interior, and landscaping. The home is move-in ready with minor cosmetic improvements that could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrading kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Upgrading bathrooms with modern fixtures — Modernizes the bathrooms and appeals to potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Putnam County Elementary School F GA #523/1,228 Nat'l #22,904/41,679 Middle Putnam County Middle School F GA #229/470 Nat'l #8,317/14,009 High Putnam County High School F GA #238/424 Nat'l #14,291/17,239

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

B Composite livability gradescore 71/100

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 · 20,747 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: 3% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $334,500

Exterior

• Parking: 2-car garage2 total parking spaces
• Home design: The Carson floor plan with front entrySingle-family home (new construction plan)
• Exterior features: Living area approximately 2,109 (plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open floor plan (model/plan information provided)