(GA)The Jefferson | Front Entry Plan · Eatonton, GA 31024

$335,900

4 bd · 3.0 ba · 2,325 sqft · SingleFamily · 78 Days on market

Excellent condition 2-car garage

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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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Unique 4 bedroom / 3 bath home with formal dining room, study and guest room on the main level. The open kitchen with large serving bar, breakfast area and family room with optional fireplace are perfect for entertaining. Walk-in pantry, mud room and entry foyer are additional features on the main level. The Owner's retreat is located upstairs and boasts a trey ceiling, double vanity bath, separate shower and garden tub plus a generous walk-in closet. There are 2 additional bedrooms upstairs, both with walk-in closets.

Key facts

• 2 garage spots
• Listed 77 days

🏗️ New construction. The $335,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $495,477.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $336k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-733 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $336k).
• Recommended offer: $316k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.5% vs local median 2.8% 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: 626 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• At $3,407/mo this rent would consume 62% 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 $3k of loan paydown is wiped out by about $15k 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 78 days — a 6% lower offer ($316k) is reasonable based on typical stale-listing flexibility.

Recommended offer $315,746 (6.0% 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 78 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.69% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.34%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $495,477
• List price: $335,900
• Delta: -32.21%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Lake Dr	0.42mi	4/3.5	2,437 (+5%)	7mo	$1,005,000	$412	64
100 Farriers Ln	0.43mi	4/3.0	2,655 (+14%)	15mo	$473,000	$178	44
106 Farriers Ln	0.47mi	4/3.0	2,655 (+14%)	17mo	$489,000	$184	40
151 Lakemore Dr	0.53mi	4/2.5	2,608 (+12%)	16mo	$950,000	$364	40
110 Farriers Ln	0.51mi	4/3.0	2,655 (+14%)	15mo	$483,000	$182	40

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: -27.2%
• Equity multiple: 0.09×
• Total profit: $-126,897
• Equity at exit: $73,877

10-year hold

• IRR: -25.1%
• Equity multiple: -0.23×
• Total profit: $-170,372
• Equity at exit: $42,840

Cash invested: $138,734 (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: 11 active · 3 under contract
• Months of supply: 22.0 mo (5%/mo absorbed)
• Median asking: $350,900 ($156/sqft)
• Median days on market: 78 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +36.4% above 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: 626
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,407 medium
• Mortgage (P&I): −$2,598
• Tax est. 1.5%: −$619 /mo · $7,432/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $-733

Break-even live

Break-even rent $4,334

Max offer price $389,469

Occupancy floor —

Sensitivity live

Price	-10% $-390	-5% $-561	+0% $-733	+5% $-904	+10% $-1,075
Rent	-10% $-1,002	-5% $-867	+0% $-733	+5% $-598	+10% $-463
Rate	-1.0pp $-483	-0.5pp $-607	base $-733	+0.5pp $-861	+1.0pp $-992

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: $123,869
• Closing costs: $14,864
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Port Laz Ln Unit 1 Eatonton, GA	3.0	3.5	2024	$2,900	$1.43	70d	1	0.64mi
501 Port Laz Ln Eatonton, GA	3.0	4.0	2024	$2,900	$1.43	70d	1	0.64mi

Property features AI

Finance

• Financial info: List price: $340,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (front entry)
• Exterior features: Living area: 2325 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: The Jefferson (Front Entry)

Listing history 50 events

1. 2026-08-08
   days on market $335,900 Active 78 DOM
2. 2026-08-07
   days on market $335,900 Active 77 DOM
3. 2026-08-06
   days on market $335,900 Active 76 DOM
4. 2026-08-05
   days on market $335,900 Active 75 DOM
5. 2026-08-04
   days on market $335,900 Active 74 DOM
6. 2026-08-03
   days on market $335,900 Active 73 DOM
7. 2026-07-31
   days on market $335,900 Active 70 DOM
8. 2026-07-30
   days on market $335,900 Active 69 DOM
9. 2026-07-29
   days on market $335,900 Active 68 DOM
10. 2026-07-27
    days on market $335,900 Active 66 DOM
11. 2026-07-25
    days on market $335,900 Active 64 DOM
12. 2026-07-24
    days on market $335,900 Active 63 DOM
13. 2026-07-23
    days on market $335,900 Active 62 DOM
14. 2026-07-22
    days on market $335,900 Active 61 DOM
15. 2026-07-21
    days on market $335,900 Active 60 DOM
16. 2026-07-18
    days on market $335,900 Active 57 DOM
17. 2026-07-16
    days on market $335,900 Active 55 DOM
18. 2026-07-16
    days on market $335,900 Active 54 DOM
19. 2026-07-14
    days on market $335,900 Active 53 DOM
20. 2026-07-13
    days on market $335,900 Active 52 DOM
21. 2026-07-12
    days on market $335,900 Active 51 DOM
22. 2026-07-11
    days on market $335,900 Active 50 DOM
23. 2026-07-10
    days on market $335,900 Active 49 DOM
24. 2026-07-09
    days on market $335,900 Active 48 DOM
25. 2026-07-08
    days on market $335,900 Active 47 DOM
26. 2026-07-07
    days on market $335,900 Active 46 DOM
27. 2026-07-06
    days on market $335,900 Active 45 DOM
28. 2026-07-05
    days on market $335,900 Active 44 DOM
29. 2026-07-04
    days on market $335,900 Active 43 DOM
30. 2026-07-03
    days on market $335,900 Active 42 DOM
31. 2026-07-02
    days on market $335,900 Active 41 DOM
32. 2026-07-01
    days on market $335,900 Active 40 DOM
33. 2026-06-30
    days on market $335,900 Active 39 DOM
34. 2026-06-29
    days on market $335,900 Active 38 DOM
35. 2026-06-28
    days on market $335,900 Active 37 DOM
36. 2026-06-27
    days on market $335,900 Active 36 DOM
37. 2026-06-26
    days on market $335,900 Active 34 DOM
38. 2026-06-22
    days on market $335,900 Active 31 DOM
39. 2026-06-21
    days on market $335,900 Active 30 DOM
40. 2026-06-19
    days on market $335,900 Active 28 DOM
41. 2026-06-18
    days on market $335,900 Active 27 DOM
42. 2026-06-17
    days on market $335,900 Active 26 DOM
43. 2026-06-16
    days on market $335,900 Active 25 DOM
44. 2026-06-15
    days on market $335,900 Active 24 DOM
45. 2026-06-14
    days on market $335,900 Active 22 DOM
46. 2026-06-12
    days on market $335,900 Active 21 DOM
47. 2026-06-09
    days on market $335,900 Active 18 DOM
48. 2026-06-08
    days on market $335,900 Active 17 DOM
49. 2026-06-07
    days on market $335,900 Active 16 DOM
50. 2026-06-05
    pricedays on market $335,900 Active 13 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: $40,884
• − Mortgage interest: −$27,754
• − Property taxes: −$7,432
• − Insurance: −$2,477
• − Repairs & maintenance: −$3,271
• − Management: −$3,271
• − Depreciation: −$14,414
• Taxable loss: −$17,735
• Est. tax savings @ 24.0%: +$4,256
• After-tax cash flow: $-4,535/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 · 8 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a well-designed floor plan with a spacious kitchen, owner's suite, and ample outdoor space. The property is move-in ready and would benefit from minor updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances — Upgraded appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Modern fixtures can improve the appeal of the bathrooms. ↑
• Resale Flooring in kitchen and bathrooms — Updated flooring can enhance the overall look and feel of the home. ↑

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

Property features AI

Finance

• Financial info: List price: $340,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (front entry)
• Exterior features: Living area: 2325 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: The Jefferson (Front Entry)