100 Lena Ln #12 · Eatonton, GA 31024

$239,000

3 bd · 2.5 ba · 1,240 sqft · Townhouse public records · 40 Days on market

Built 2024 871 sqft lot $193/sqft · 8% above area Est $222k · 8% over $150/mo HOA · 7% 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 +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +4.3/10.0
• ARV discount +4.1/15.0
• 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

Welcome to easy living in the heart of Lake Oconee! Built in 2024, this beautifully designed 3 bedroom, 2.5 bathroom townhome offers modern finishes, functional living spaces, and low-maintenance comfort in one of the area’s most desirable locations. Enjoy a thoughtfully designed layout with spacious bedrooms, a stylish kitchen, and inviting living areas perfect for everyday living or weekend getaways. Residents also enjoy access to the community pool, adding the perfect touch for relaxing and enjoying the Lake Oconee lifestyle. Conveniently located near shopping, dining, golf, and the lake itself. Move-in ready and practically brand new, this townhome is a rare opportunity in one of the most desirable areas around Lake Oconee.

Key facts

• Community pool
• Desirable location
• Stylish kitchen

Tags

• COMMUNITY POOL
• STYLISH KITCHEN
• FUNCTIONAL LIVING SPACES
• THOUGHTFULLY DESIGNED LAYOUT
• INVITING LIVING AREAS
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Community pool, sidewalks, and street lights
• HOA & community: Has homeowners association; Association fee includes grounds maintenance, swimming, and trash; Association initiation fee

Exterior

• Parking: More than one parking space per unit
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Residential townhouse; Resale property; Built in 2024
• Construction: Wood siding and other construction materials
• Exterior features: Composition roof; Corner lot; Sloped lot

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Two levels; Family room; No basement
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $239k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (7.0% below list).
• Recommended offer: $222k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 524 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 $7k 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 40 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% 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 $222,389 (7.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (median comp): $222,157
• List price: $239,000
• Delta: 7.58%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Lena Ln #7	0.02mi	3/2.5	1,240 (0%)	4mo	$220,000	$177	96
100 Lena Ln	0.04mi	3/2.5	1,240 (0%)	4mo	$225,000	$181	95
100 Lena Ln #4	0.04mi	3/2.5	1,240 (0%)	9mo	$229,000	$185	90
100 Lena Ln #3	0.04mi	3/2.5	1,240 (0%)	11mo	$229,000	$185	89
1 Lena Ln #1	0.04mi	3/2.5	1,240 (0%)	15mo	$214,000	$173	85
5 Lena Ln NE #5	0.03mi	3/2.5	1,240 (0%)	20mo	$210,000	$169	82

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-30,725
• Equity at exit: $35,636

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-16,390
• Equity at exit: $20,664

Cash invested: $66,920 (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: 524
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,224 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$100
• HOA: −$150
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $125

Break-even live

Break-even rent $2,065

Max offer price $239,000

Occupancy floor 89%

Sensitivity live

Price	-10% $261	-5% $193	+0% $125	+5% $58	+10% $-10
Rent	-10% $-50	-5% $37	+0% $125	+5% $213	+10% $301
Rate	-1.0pp $246	-0.5pp $186	base $125	+0.5pp $63	+1.0pp $0

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $239,000 Active 40 DOM
2. 2026-06-19
   days on market $239,000 Active 38 DOM
3. 2026-06-18
   days on market $239,000 Active 37 DOM
4. 2026-06-17
   days on market $239,000 Active 36 DOM
5. 2026-06-16
   days on market $239,000 Active 35 DOM
6. 2026-06-15
   days on market $239,000 Active 34 DOM
7. 2026-06-14
   days on market $239,000 Active 32 DOM
8. 2026-06-12
   days on market $239,000 Active 31 DOM
9. 2026-06-09
   days on market $239,000 Active 28 DOM
10. 2026-06-08
    days on market $239,000 Active 27 DOM
11. 2026-06-07
    days on market $239,000 Active 26 DOM
12. 2026-06-05
    days on market $239,000 Active 23 DOM
13. 2026-06-03
    days on market $239,000 Active 22 DOM
14. 2026-06-02
    days on market $239,000 Active 21 DOM
15. 2026-06-01
    days on market $239,000 Active 20 DOM
16. 2026-05-31
    days on market $239,000 Active 19 DOM
17. 2026-05-30
    days on market $239,000 Active 18 DOM
18. 2026-05-12
    listed $239,000 Active 743-char remark

    Show marketing remark (743 chars)

    Welcome to easy living in the heart of Lake Oconee! Built in 2024, this beautifully designed 3 bedroom, 2.5 bathroom townhome offers modern finishes, functional living spaces, and low-maintenance comfort in one of the area’s most desirable locations. Enjoy a thoughtfully designed layout with spacious bedrooms, a stylish kitchen, and inviting living areas perfect for everyday living or weekend getaways. Residents also enjoy access to the community pool, adding the perfect touch for relaxing and enjoying the Lake Oconee lifestyle. Conveniently located near shopping, dining, golf, and the lake itself. Move-in ready and practically brand new, this townhome is a rare opportunity in one of the most desirable areas around Lake Oconee.

19. 2026-05-12
    listed $239,000 New 738-char remark

    Show marketing remark (743 chars)

    Welcome to easy living in the heart of Lake Oconee! Built in 2024, this beautifully designed 3 bedroom, 2.5 bathroom townhome offers modern finishes, functional living spaces, and low-maintenance comfort in one of the area’s most desirable locations. Enjoy a thoughtfully designed layout with spacious bedrooms, a stylish kitchen, and inviting living areas perfect for everyday living or weekend getaways. Residents also enjoy access to the community pool, adding the perfect touch for relaxing and enjoying the Lake Oconee lifestyle. Conveniently located near shopping, dining, golf, and the lake itself. Move-in ready and practically brand new, this townhome is a rare opportunity in one of the most desirable areas around Lake Oconee.

20. 2025-03-04
    soldstatus $212,000

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,543 · $129/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$655/yr (+$55/mo · 42.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: $26,687
• − Mortgage interest: −$13,388
• − Property taxes: −$1,543
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − HOA: −$1,800
• − Depreciation: −$6,953
• Taxable loss: −$2,462
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $2,095/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

+12.7% since first listed

3 events — show timeline

• 2026-05-12 Listed $239,000 LCBR
• 2026-05-12 Listed $239,000 GAMLS
• 2025-03-04 Sold (Public Records) $212,000 Public Records

Property tax history

+38.5%/yr

Latest (2025): $1,543 · +2700.1% YoY. Source: county tax records.