140 Creekside Rd Lot 39 · Eatonton, GA 31024

$260,995

3 bd · 2.0 ba · 1,202 sqft · SingleFamily · 51 Days on market

Built 2026 Excellent condition $217/sqft · at area comps Est $266k · at est. $44/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +11.3/30.0
• ARV discount +8.4/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready August 2026! The Foxcroft plan by Smith Douglas Homes in the new community Maddox Station. This beautifully crafted home blends modern comfort with thoughtful design. A charming covered front porch welcomes you inside, where a flexible front room has been converted into a third bedroom, enhancing both functionality and style. The open concept living area centers around a stunning kitchen featuring a large island, sleek granite countertops, and abundant cabinetry. The adjoining family room offers a warm, inviting space for gathering and flows seamlessly to the back patio, creating an effortless indoor-outdoor living experience. An extended back patio overlooks the newly landscaped backyard, providing the perfect spot for relaxation or entertaining. The Owner's Suite serves as a private retreat with its own spacious bathroom and impressive walk-in closet. Photos representative of plan not of actual home. Our decorated Model Home and Sales Center is now open daily Mon, Tues, Thurs, Fri, Sat (10am-6pm); Wednesday (12pm-6pm); Sunday (12pm-6pm). Come visit us today!

Key facts

• Covered front porch
• Flexible front room
• Large island

Tags

• COVERED FRONT PORCH
• FLEXIBLE FRONT ROOM
• STUNNING KITCHEN
• LARGE ISLAND
• GRANITE COUNTERTOPS
• ABUNDANT CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $261k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (14.9% below list).
• Recommended offer: $222k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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).
• 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 $8k 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 51 days — a 3% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 43% 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 $222,063 (14.9% 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 51 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $266,041
• List price: $260,995
• Delta: -1.90%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Creekside Rd Lot 34	0.16mi	3/2.0	1,202 (0%)	4mo	$267,015	$222	89
137 Creekside Rd Unit (LOT 22)	0.00mi	3/2.0	1,051 (-13%)	2mo	$249,755	$238	77

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-48,179
• Equity at exit: $38,915

10-year hold

• IRR: -11.2%
• Equity multiple: 0.32×
• Total profit: $-49,366
• Equity at exit: $22,566

Cash invested: $73,079 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$1,369
• Tax est. 1.5%: −$326 /mo · $3,915/yr
• Insurance: −$109
• HOA: −$44
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-93

Break-even live

Break-even rent $2,339

Max offer price $247,483

Occupancy floor 99%

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: $65,249
• Closing costs: $7,830
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 12 events

1. 2026-06-13
   status $260,995 Under Contract 51 DOM
2. 2026-06-12
   days on market $260,995 Active 51 DOM
3. 2026-06-09
   days on market $260,995 Active 48 DOM
4. 2026-06-08
   days on market $260,995 Active 47 DOM
5. 2026-06-07
   days on market $260,995 Active 46 DOM
6. 2026-06-05
   days on market $260,995 Active 43 DOM
7. 2026-06-03
   days on market $260,995 Active 42 DOM
8. 2026-06-02
   days on market $260,995 Active 41 DOM
9. 2026-06-01
   days on market $260,995 Active 40 DOM
10. 2026-05-31
    days on market $260,995 Active 39 DOM
11. 2026-05-30
    days on market $260,995 Active 38 DOM
12. 2026-04-22
    listed $260,995 New 1090-char remark

    Show marketing remark (1090 chars)

    Move in Ready August 2026! The Foxcroft plan by Smith Douglas Homes in the new community Maddox Station. This beautifully crafted home blends modern comfort with thoughtful design. A charming covered front porch welcomes you inside, where a flexible front room has been converted into a third bedroom, enhancing both functionality and style. The open concept living area centers around a stunning kitchen featuring a large island, sleek granite countertops, and abundant cabinetry. The adjoining family room offers a warm, inviting space for gathering and flows seamlessly to the back patio, creating an effortless indoor-outdoor living experience. An extended back patio overlooks the newly landscaped backyard, providing the perfect spot for relaxation or entertaining. The Owner's Suite serves as a private retreat with its own spacious bathroom and impressive walk-in closet. Photos representative of plan not of actual home. Our decorated Model Home and Sales Center is now open daily Mon, Tues, Thurs, Fri, Sat (10am-6pm); Wednesday (12pm-6pm); Sunday (12pm-6pm). Come visit us today!

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $26,648
• − Mortgage interest: −$14,620
• − Property taxes: −$3,915
• − Insurance: −$1,305
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − HOA: −$528
• − Depreciation: −$7,593
• Taxable loss: −$5,576
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $218/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 · 12 photos

Excellent 95/100 None rehab

This move-in-ready home is in excellent condition with modern amenities and a well-maintained exterior. Potential buyers and renters will appreciate the home's curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters.
• Both Upgrading the kitchen appliances — Modern, high-end appliances can increase the home's appeal and value.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can increase the home's appeal and value. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-22 Listed $260,995 GAMLS