141 Misty Grove Ln · Eatonton, GA 31024

$270,000

4 bd · 3.0 ba · 1,812 sqft · SingleFamily public records · 34 Days on market

Built 2021 10,019 sqft lot $149/sqft · at area comps Est $268k · at est. $17/mo HOA · 1% 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 +19.1/30.0
• ARV discount +7.1/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• 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 home to 141 Misty Grove Lane in the Misty Grove neighborhood in Eatonton. Built in 2021, this great floorplan offers tons of space, over 1,800 square feet, 4 bedrooms, 3 FULL bathrooms, plus a bonus room and a flexible split-level layout that provides a great value and is designed for everyday living. The main level features an open, vaulted living and dining area that flows into the kitchen, creating a bright and comfortable gathering space. The owner's suite is on the main level, along with two additional bedrooms and a full bath. Downstairs, you will find the fourth bedroom, bonus room, extra storage, and a huge oversized two-car garage. Enjoy a quiet neighborhood setting just minutes from Lake Oconee. Dont miss out on this great home in one of Putnam County's most convenient communities, schedule your private tour today!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2021

Tags

• OPEN VAULTED LIVING AREA
• FLEXIBLE SPLIT-LEVEL LAYOUT
• OWNER'S SUITE ON MAIN LEVEL
• QUIET NEIGHBORHOOD SETTING
• MINUTES FROM LAKE OCONEE

Property features AI

Finance

• Other: Lot is approximately 0.23 acres
• HOA & community: Homeowners association with $200 annual fee

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Private well water; Sewer: unknown
• Home design: Single-family residence; 2-story home; Built by Old Mill Properties LLC (Embrey Plan)
• Construction: Vinyl siding; Slab foundation
• Exterior features: Deck; Property has a view

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 3 full bathrooms; 2 bathrooms on the main level
• Heating & cooling: Central air (electric); Electric heating with heat pump
• Interior features: Electric water heater; Total of 12 rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/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 $255k (5.6% below list).
• Recommended offer: $255k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 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: 524 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• At $2,549/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 $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 34 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $221k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 33% 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 $254,942 (5.6% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.94% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (median comp): $267,654
• List price: $270,000
• Delta: 4.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Misty Grove Ln	0.16mi	3/2.5 (-1)	1,831 (+1%)	7mo	$275,000	$150	78
147 S Sugar Creek Rd	0.36mi	3/2.0 (-1)	1,848 (+2%)	24mo	$60,000	$32	51
102 Lakeside Dr	0.71mi	3/2.0 (-1)	1,730 (-4%)	8mo	$365,000	$211	44
102 Lakeside Dr	0.71mi	4/2.0	1,728 (-5%)	24mo	$227,500	$132	35

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-25,478
• Equity at exit: $40,258

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,214
• Equity at exit: $23,345

Cash invested: $75,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,549 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$181 /mo · $2,172/yr
• Insurance: −$112
• HOA: −$17
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $288

Break-even live

Break-even rent $2,185

Max offer price $270,000

Occupancy floor 84%

Sensitivity live

Price	-10% $441	-5% $364	+0% $288	+5% $211	+10% $135
Rent	-10% $86	-5% $187	+0% $288	+5% $388	+10% $489
Rate	-1.0pp $424	-0.5pp $356	base $288	+0.5pp $218	+1.0pp $147

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Misty Grove Ln Eatonton, GA	3.0	2.5	1542	$2,200	$1.43	14d	1	0.16mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 31 events

1. 2026-06-21
   days on market $270,000 Active 34 DOM
2. 2026-06-19
   days on market $270,000 Active 32 DOM
3. 2026-06-18
   days on market $270,000 Active 31 DOM
4. 2026-06-17
   days on market $270,000 Active 30 DOM
5. 2026-06-16
   days on market $270,000 Active 29 DOM
6. 2026-06-15
   days on market $270,000 Active 28 DOM
7. 2026-06-14
   days on market $270,000 Active 26 DOM
8. 2026-06-12
   days on market $270,000 Active 25 DOM
9. 2026-06-09
   days on market $270,000 Active 22 DOM
10. 2026-06-08
    days on market $270,000 Active 21 DOM
11. 2026-06-07
    days on market $270,000 Active 20 DOM
12. 2026-06-05
    days on market $270,000 Active 17 DOM
13. 2026-06-03
    days on market $270,000 Active 16 DOM
14. 2026-06-02
    days on market $270,000 Active 15 DOM
15. 2026-06-01
    days on market $270,000 Active 14 DOM
16. 2026-05-31
    days on market $270,000 Active 13 DOM
17. 2026-05-30
    days on market $270,000 Active 12 DOM
18. 2026-05-18
    listed $270,000 Active 857-char remark

    Show marketing remark (844 chars)

    Welcome home to 141 Misty Grove Lane in the Misty Grove neighborhood in Eatonton. Built in 2021, this great floorplan offers tons of space, over 1,800 square feet, 4 bedrooms, 3 FULL bathrooms, plus a bonus room and a flexible split-level layout that provides a great value and is designed for everyday living. The main level features an open, vaulted living and dining area that flows into the kitchen, creating a bright and comfortable gathering space. The owner's suite is on the main level, along with two additional bedrooms and a full bath. Downstairs, you will find the fourth bedroom, bonus room, extra storage, and a huge oversized two-car garage. Enjoy a quiet neighborhood setting just minutes from Lake Oconee. Dont miss out on this great home in one of Putnam County's most convenient communities, schedule your private tour today!

19. 2026-05-18
    listed $270,000 New 844-char remark

    Show marketing remark (844 chars)

    Welcome home to 141 Misty Grove Lane in the Misty Grove neighborhood in Eatonton. Built in 2021, this great floorplan offers tons of space, over 1,800 square feet, 4 bedrooms, 3 FULL bathrooms, plus a bonus room and a flexible split-level layout that provides a great value and is designed for everyday living. The main level features an open, vaulted living and dining area that flows into the kitchen, creating a bright and comfortable gathering space. The owner's suite is on the main level, along with two additional bedrooms and a full bath. Downstairs, you will find the fourth bedroom, bonus room, extra storage, and a huge oversized two-car garage. Enjoy a quiet neighborhood setting just minutes from Lake Oconee. Dont miss out on this great home in one of Putnam County's most convenient communities, schedule your private tour today!

20. 2026-05-11
    historical
21. 2026-05-11
    historical
22. 2026-04-15
    price $280,000
23. 2026-04-15
    price $280,000
24. 2026-04-10
    status Back On Market
25. 2026-04-10
    status Active
26. 2026-04-06
    historical Active Under Contract
27. 2026-04-06
    historical Active Under Contract
28. 2026-02-05
    listed $289,900 Active
29. 2026-02-05
    listed $289,900 New
30. 2021-11-24
    soldstatus $220,900
31. 2021-07-12
    listed $220,900

ⓘ 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: $2,172 · $181/mo
• Projected year-2 tax: $2,484 · $207/mo
• Expected delta: +$312/yr (+$26/mo · 14.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 33% 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: $30,593
• − Mortgage interest: −$15,124
• − Property taxes: −$2,172
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − HOA: −$204
• − Depreciation: −$7,855
• Taxable loss: −$1,006
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $3,693/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

+22.2% since first listed

14 events — show timeline

• 2026-05-18 Listed $270,000 Hive MLS
• 2026-05-18 Listed $270,000 GAMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — GAMLS
• 2026-04-15 Price Changed $280,000 Hive MLS
• 2026-04-15 Price Changed $280,000 GAMLS
• 2026-04-10 Relisted — GAMLS
• 2026-04-10 Relisted — Hive MLS
• 2026-04-06 Contingent — Hive MLS
• 2026-04-06 Contingent — GAMLS
• 2026-02-05 Listed $289,900 Hive MLS
• 2026-02-05 Listed $289,900 GAMLS
• 2021-11-24 Sold (MLS) $220,900 LCBR
• 2021-07-12 Listed $220,900 LCBR

Property tax history

+34.7%/yr

Latest (2025): $2,172 · +9.8% YoY. Source: county tax records.