The Coleman Plan · Eatonton, GA 31024

$278,900

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 831 Days on market

Excellent condition ↓ 8% since listing

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room.

Key facts

• Large walk-in closet
• Central laundry room
• 2 parking spots

Tags

• COVERED FRONT PORCH ENTRY
• EXPANSIVE SIGHT LINES
• OPTIONAL CENTER ISLAND
• LARGE WALK-IN CLOSET
• COMPARTMENTALIZED SPACE
• CENTRAL LAUNDRY ROOM

🏗️ New construction. The $278,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $330,390.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $279k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (4.9% below list).
• Recommended offer: $245k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.1% 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: 729 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• At $2,651/mo this rent would consume 48% 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 $2k of loan paydown is wiped out by about $10k 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 831 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,432 (12.0% 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 831 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.80% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $330,390
• List price: $278,900
• Delta: -15.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Creekside Rd Unit (LOT 35)	0.22mi	4/2.5	2,053 (0%)	5mo	$311,165	$152	85
134 Creekside Rd Unit (LOT 42)	0.22mi	4/2.5	2,053 (0%)	6mo	$316,985	$154	84
142 Creekside Rd	0.32mi	4/2.5	2,053 (0%)	2mo	$306,655	$149	84
129 Creekside Rd Unit (LOT 19)	0.24mi	4/2.5	2,053 (0%)	10mo	$314,455	$153	80
132 Creekside Rd Unit (LOT 43)	0.21mi	3/2.5 (-1)	2,015 (-2%)	9mo	$330,875	$164	75
151 Creekside Rd Unit (LOT 29)	0.37mi	3/2.5 (-1)	2,015 (-2%)	8mo	$330,390	$164	68
139 Creekside Rd Lot 23	0.22mi	3/2.0 (-1)	1,826 (-11%)	1mo	$298,525	$163	63
145 Creekside Rd Unit (LOT 26)	0.22mi	3/2.0 (-1)	1,826 (-11%)	4mo	$316,905	$174	61
122 Creekside Rd Unit (LOT 48)	0.19mi	3/2.0 (-1)	1,826 (-11%)	10mo	$307,800	$169	57
179 Garrett Dr	0.39mi	3/2.0 (-1)	1,758 (-14%)	11mo	$283,000	$161	42
118 Garrett Dr	0.60mi	3/2.0 (-1)	1,828 (-11%)	6mo	$324,000	$177	42
103 Jack Ct	0.69mi	3/2.0 (-1)	1,830 (-11%)	6mo	$320,000	$175	37

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-65,526
• Equity at exit: $49,262

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-72,385
• Equity at exit: $28,566

Cash invested: $92,509 (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: 14 active · 4 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $336,495 ($148/sqft)
• Median days on market: 166 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +8.8% vs 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: 729
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,651 medium
• Mortgage (P&I): −$1,733
• Tax est. 1.5%: −$413 /mo · $4,956/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-189

Break-even live

Break-even rent $2,890

Max offer price $303,062

Occupancy floor —

Sensitivity live

Price	-10% $39	-5% $-75	+0% $-189	+5% $-303	+10% $-417
Rent	-10% $-398	-5% $-294	+0% $-189	+5% $-84	+10% $21
Rate	-1.0pp $-22	-0.5pp $-105	base $-189	+0.5pp $-274	+1.0pp $-362

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: $82,597
• Closing costs: $9,912
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-23
   days on market $278,900 Active 831 DOM
2. 2026-09-21
   days on market $278,900 Active 829 DOM
3. 2026-09-20
   days on market $278,900 Active 828 DOM
4. 2026-09-19
   days on market $278,900 Active 827 DOM
5. 2026-09-18
   days on market $278,900 Active 826 DOM
6. 2026-09-17
   days on market $278,900 Active 825 DOM
7. 2026-09-16
   days on market $278,900 Active 824 DOM
8. 2026-09-15
   days on market $278,900 Active 823 DOM
9. 2026-09-14
   days on market $278,900 Active 822 DOM
10. 2026-09-13
    days on market $278,900 Active 821 DOM
11. 2026-09-12
    days on market $278,900 Active 820 DOM
12. 2026-09-11
    days on market $278,900 Active 819 DOM
13. 2026-09-05
    days on market $278,900 Active 813 DOM
14. 2026-09-04
    days on market $278,900 Active 812 DOM
15. 2026-09-03
    days on market $278,900 Active 811 DOM
16. 2026-09-02
    days on market $278,900 Active 810 DOM
17. 2026-08-30
    days on market $278,900 Active 807 DOM
18. 2026-08-29
    days on market $278,900 Active 806 DOM
19. 2026-08-28
    days on market $278,900 Active 805 DOM
20. 2026-08-27
    days on market $278,900 Active 804 DOM
21. 2026-08-26
    days on market $278,900 Active 803 DOM
22. 2026-08-25
    days on market $278,900 Active 802 DOM
23. 2026-08-24
    days on market $278,900 Active 801 DOM
24. 2026-08-23
    days on market $278,900 Active 800 DOM
25. 2026-08-22
    days on market $278,900 Active 799 DOM
26. 2026-08-21
    days on market $278,900 Active 798 DOM
27. 2026-08-20
    days on market $278,900 Active 797 DOM
28. 2026-08-19
    days on market $278,900 Active 796 DOM
29. 2026-08-18
    days on market $278,900 Active 795 DOM
30. 2026-08-17
    days on market $278,900 Active 794 DOM
31. 2026-08-16
    days on market $278,900 Active 793 DOM
32. 2026-08-15
    days on market $278,900 Active 792 DOM
33. 2026-08-14
    days on market $278,900 Active 791 DOM
34. 2026-08-13
    days on market $278,900 Active 790 DOM
35. 2026-08-12
    days on market $278,900 Active 789 DOM
36. 2026-08-11
    days on market $278,900 Active 788 DOM
37. 2026-08-10
    days on market $278,900 Active 787 DOM
38. 2026-08-09
    days on market $278,900 Active 786 DOM
39. 2026-08-08
    days on market $278,900 Active 785 DOM
40. 2026-08-07
    days on market $278,900 Active 784 DOM
41. 2026-08-06
    days on market $278,900 Active 783 DOM
42. 2026-08-05
    days on market $278,900 Active 782 DOM
43. 2026-08-04
    days on market $278,900 Active 781 DOM
44. 2026-08-03
    days on market $278,900 Active 780 DOM
45. 2026-07-31
    days on market $278,900 Active 777 DOM
46. 2026-07-30
    days on market $278,900 Active 776 DOM
47. 2026-07-29
    days on market $278,900 Active 775 DOM
48. 2026-07-27
    days on market $278,900 Active 773 DOM
49. 2026-07-25
    days on market $278,900 Active 771 DOM
50. 2026-07-24
    days on market $278,900 Active 770 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: $31,814
• − Mortgage interest: −$18,507
• − Property taxes: −$4,956
• − Insurance: −$1,652
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − Depreciation: −$9,611
• Taxable loss: −$8,003
• Est. tax savings @ 24.0%: +$1,921
• After-tax cash flow: $-346/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 home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and some minor updates to the kitchen and windows to further enhance its appeal.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace window treatments — New window treatments can improve the home's aesthetic and energy efficiency ↑
• Resale Upgrade kitchen appliances — Modern appliances can attract more buyers and increase the home's value ↑
• Rental Install smart home devices — Smart home features can attract renters and increase rental income ↑

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

Price history

-8.2% since first listed

4 events — show timeline

• 2026-02-09 Price Changed $278,900 Zillow
• 2025-06-04 Price Changed $288,900 Zillow
• 2024-08-15 Price Changed $300,900 Zillow
• 2024-06-14 Listed $303,900 Zillow