185 Bearcreek Rd · Eatonton, GA 31024

$99,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 32 Days on market

Built 1997 0.71 ac lot $81/sqft · 72% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Less than 1 mile from Twin Bridges Marina on almost 3/4 of an acre sits this beautiful lot and home with brand new flooring, paint and decking. 3 Bedrooms 2 Baths, fireplace and big front and back yards. Sliding glass doors leading to the large back deck to enjoy the outdoors, split bedroom plan, wood burning fireplace and an abundance of natural light in this wonderful updated home! Lake access at the marina gives you all the fun Lake Sinclair has to offer!! Call me today!

Key facts

• 0.71 acre lot
• Built 1997
• Listed 32 days

Property features AI

Finance

• Other: As-is sale; Listing accepts cash and other terms
• HOA & community: No homeowners association; Community features include lake access and marina

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank; High-speed internet available
• Home design: Manufactured single-family residence; Manufactured house structure; Built in 1997; Resale property
• Construction: Vinyl siding; Tar/gravel roof; Crawl space foundation
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Ceiling fan(s); Electric cooling; Window unit(s)
• Interior features: Split bedroom plan; Walk-in closet(s); One-level living; Family room; Crawl space basement; One fireplace
• Laundry & utility: Washer included; Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 Middle School (math 31% / reading 33%, grade F, #229 of 470 statewide, top 49%, 681 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 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago 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 $50k; list at $99k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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: 2.24% ✓
• Cap rate: 19.25%
• Cash-on-cash: 46.28%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $352,323
• List price: $99,000
• Delta: -71.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Bear Creek Rd	0.09mi	3/2.0	1,216 (0%)	20mo	$89,000	$73	79

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: 43.5%
• Equity multiple: 2.88×
• Total profit: $52,084
• Equity at exit: $14,761

10-year hold

• IRR: 49.6%
• Equity multiple: 5.80×
• Total profit: $133,170
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,219 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $1,069

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 47%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-14
   statusdays on market $99,000 Under Contract 32 DOM
2. 2026-06-12
   days on market $99,000 Active 31 DOM
3. 2026-06-09
   days on market $99,000 Active 28 DOM
4. 2026-06-08
   days on market $99,000 Active 27 DOM
5. 2026-06-07
   days on market $99,000 Active 26 DOM
6. 2026-06-05
   days on market $99,000 Active 23 DOM
7. 2026-06-03
   days on market $99,000 Active 22 DOM
8. 2026-06-02
   days on market $99,000 Active 21 DOM
9. 2026-06-01
   days on market $99,000 Active 20 DOM
10. 2026-05-31
    days on market $99,000 Active 19 DOM
11. 2026-05-30
    days on market $99,000 Active 18 DOM
12. 2026-05-16
    status Under Contract 427-char remark
13. 2026-04-10
    listed $99,000 New 427-char remark
14. 2019-01-16
    soldstatus $49,500
15. 2019-01-15
    soldstatus $49,500 309-char remark

    Show marketing remark (309 chars)

    Less than 1 mile from Twin Bridges Marina on almost 3/4 of an acre sits this beautiful lot and home with brand new flooring, paint and decking. 3 Bedrooms 2 Baths, fireplace and big front and back yards. Lake access at the marina gives you all the fun Lake Sinclair has to offer!! Call me today! 912-270-8254.

16. 2019-01-15
    soldstatus $49,500

    Show marketing remark (309 chars)

    Less than 1 mile from Twin Bridges Marina on almost 3/4 of an acre sits this beautiful lot and home with brand new flooring, paint and decking. 3 Bedrooms 2 Baths, fireplace and big front and back yards. Lake access at the marina gives you all the fun Lake Sinclair has to offer!! Call me today! 912-270-8254.

17. 2018-10-26
    listed $57,000 309-char remark

    Show marketing remark (309 chars)

    Less than 1 mile from Twin Bridges Marina on almost 3/4 of an acre sits this beautiful lot and home with brand new flooring, paint and decking. 3 Bedrooms 2 Baths, fireplace and big front and back yards. Lake access at the marina gives you all the fun Lake Sinclair has to offer!! Call me today! 912-270-8254.

18. 2018-10-05
    listed $57,000

    Show marketing remark (480 chars)

    Less than 1 mile from Twin Bridges Marina on almost 3/4 of an acre sits this beautiful lot and home with brand new flooring, paint and decking. 3 Bedrooms 2 Baths, fireplace and big front and back yards. Sliding glass doors leading to the large back deck to enjoy the outdoors, split bedroom plan, wood burning fireplace and an abundance of natural light in this wonderful updated home! Lake access at the marina gives you all the fun Lake Sinclair has to offer!! Call me today!

19. 2018-08-08
    soldstatus $30,000
20. 2018-08-08
    soldstatus $30,000
21. 2018-07-25
    listed $35,900
22. 2018-07-09
    listed $35,900

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $26,632
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − Depreciation: −$2,880
• Taxable income: $11,966
• Est. tax owed @ 24.0%: −$2,872
• After-tax cash flow: $9,958/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

+175.8% since first listed

13 events — show timeline

• 2026-06-13 Pending — GAMLS
• 2026-05-23 Relisted — GAMLS
• 2026-05-16 Pending — GAMLS
• 2026-04-10 Listed $99,000 GAMLS
• 2019-01-16 Sold (Public Records) $49,500 Public Records
• 2019-01-15 Sold (MLS) $49,500 LCBR
• 2019-01-15 Sold (MLS) $49,500 GAMLS
• 2018-10-26 Listed $57,000 LCBR
• 2018-10-05 Listed $57,000 GAMLS
• 2018-08-08 Sold (MLS) $30,000 GAMLS
• 2018-08-08 Sold (MLS) $30,000 LCBR
• 2018-07-25 Listed $35,900 LCBR
• 2018-07-09 Listed $35,900 GAMLS

Property tax history

-9.3%/yr

Latest (2020): $165 · -9.3% YoY. Source: county tax records.