The Harrington Plan · Eatonton, GA 31024

$297,900

4 bd · 2.5 ba · 2,565 sqft · SingleFamily · 738 Days on market

Good condition ↓ 6% since listing

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

Key facts

• Large center island
• 2 parking spots
• Listed 737 days

Tags

• SECOND-FLOOR OWNER'S SUITE
• OPEN-CONCEPT FAMILY ROOM
• LARGE CENTER ISLAND

🏗️ New construction. The $297,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $336,592.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $298k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (15.3% below list).
• Recommended offer: $252k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% 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: 533 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• At $2,523/mo this rent would consume 46% of the median local household income ($66k/yr) (locally 696% of renters already pay >50% of income on rent) — 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 738 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $252,344 (15.3% 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 738 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $336,592
• List price: $297,900
• Delta: -11.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Creekside Rd Unit (LOT 45)	0.20mi	4/2.5	2,565 (0%)	9mo	$340,365	$133	83
152 Creekside Rd Unit (LOT 33)	0.22mi	4/2.5	2,372 (-8%)	2mo	$349,790	$147	76
115 Creekside Rd Unit (LOT 6)	0.24mi	4/2.5	2,565 (0%)	18mo	$348,485	$136	74
131 Creekside Rd Unit (LOT 20)	0.25mi	4/2.5	2,372 (-8%)	6mo	$356,914	$150	71
107 Timber Way Ct Unit (LOT 11)	0.26mi	4/2.5	2,372 (-8%)	7mo	$300,040	$126	70
108 Timber Way Ct Unit (LOT 14)	0.28mi	4/2.5	2,372 (-8%)	10mo	$349,940	$148	66
106 Timber Way Ct Unit (LOT 15)	0.26mi	4/2.5	2,372 (-8%)	12mo	$366,000	$154	65
109 Creekside Rd	0.27mi	4/2.5	2,372 (-8%)	18mo	$349,900	$148	60

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-75,687
• Equity at exit: $50,187

10-year hold

• IRR: -18.2%
• Equity multiple: 0.01×
• Total profit: $-93,029
• Equity at exit: $29,102

Cash invested: $94,246 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,523 medium
• Mortgage (P&I): −$1,765
• Tax est. 1.5%: −$421 /mo · $5,049/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-333

Break-even live

Break-even rent $2,944

Max offer price $288,465

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-216	+0% $-333	+5% $-449	+10% $-565
Rent	-10% $-532	-5% $-432	+0% $-333	+5% $-233	+10% $-133
Rate	-1.0pp $-163	-0.5pp $-247	base $-333	+0.5pp $-420	+1.0pp $-509

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: $84,148
• Closing costs: $10,098
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $297,900 Active 738 DOM
2. 2026-06-21
   days on market $297,900 Active 737 DOM
3. 2026-06-19
   days on market $297,900 Active 735 DOM
4. 2026-06-18
   days on market $297,900 Active 734 DOM
5. 2026-06-17
   days on market $297,900 Active 733 DOM
6. 2026-06-16
   days on market $297,900 Active 732 DOM
7. 2026-06-15
   days on market $297,900 Active 731 DOM
8. 2026-06-14
   days on market $297,900 Active 729 DOM
9. 2026-06-12
   days on market $297,900 Active 728 DOM
10. 2026-06-09
    days on market $297,900 Active 725 DOM
11. 2026-06-08
    days on market $297,900 Active 724 DOM
12. 2026-06-07
    days on market $297,900 Active 723 DOM
13. 2026-06-05
    days on market $297,900 Active 720 DOM
14. 2026-06-03
    days on market $297,900 Active 719 DOM
15. 2026-06-02
    days on market $297,900 Active 718 DOM
16. 2026-06-01
    days on market $297,900 Active 717 DOM
17. 2026-05-31
    days on market $297,900 Active 716 DOM
18. 2026-05-30
    days on market $297,900 Active 715 DOM
19. 2026-02-09
    price $297,900 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

20. 2025-06-04
    price $307,900 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

21. 2024-06-14
    listed $315,900 Active 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

ⓘ 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: $30,281
• − Mortgage interest: −$18,854
• − Property taxes: −$5,049
• − Insurance: −$1,683
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$9,792
• Taxable loss: −$9,942
• Est. tax savings @ 24.0%: +$2,386
• After-tax cash flow: $-1,605/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 · 1 photo

Good 80/100 None rehab

The Harrington Plan is in excellent condition with no visible repairs needed. It offers a good return on investment with updates to the exterior, landscaping, kitchen, and bathrooms to maximize resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Kitchen updates — Modernizing the kitchen can attract more buyers and renters
• Both Bathroom updates — Modernizing bathrooms can attract more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Kitchen updates — Modernizing the kitchen can attract more buyers and renters ↑
• Both Bathroom updates — Modernizing bathrooms can attract more buyers and 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

-5.7% since first listed

3 events — show timeline

• 2026-02-09 Price Changed $297,900 Zillow
• 2025-06-04 Price Changed $307,900 Zillow
• 2024-06-14 Listed $315,900 Zillow