119 Hunt Dr NE · Calhoun, GA 30701

$259,900

3 bd · 1.0 ba · 2,046 sqft · SingleFamily public records · 40 Days on market

Built 1950 0.45 ac lot $127/sqft · 12% below area Est $296k · 12% under

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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).

• ARV discount +12.9/15.0
• Cash flow +11.6/30.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A charming cottage located in the city of Calhoun offers beautiful and simple spaces. Inside, the neutral palette provides a gorgeous foundation to create your personal style. A warm tone luxury vinyl plank flooring and new plush carpet are throughout the home. You will be enthralled by the generous open family room, dining area and kitchen. The main living space offers exceptional versatility - it can be arranged into separate spaces for work, entertaining or relaxation. The kitchen offers ample white cabinetry and a desirable walk-in pantry. The established back yard provides space for pets or play. This cottage is a perfect place to call home.

Key facts

• New plush carpet
• Open family room
• Walk-in pantry

Tags

• LUXURY VINYL PLANK FLOORING
• NEW PLUSH CARPET
• OPEN FAMILY ROOM
• AMPLE WHITE CABINETRY
• WALK-IN PANTRY
• ESTABLISHED BACK YARD

Property features AI

Finance

• HOA & community: Association fees billed annually

Exterior

• Parking: Attached side-facing garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; 220 volts in laundry
• Home design: One-level home; Vinyl siding; Shingle roof; Resale property; Block foundation
• Construction: Vinyl siding construction; Shingle roof; Block foundation
• Exterior features: Front porch; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Laminate countertops; Walk-in pantry; Open view to family room; Dishwasher; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Insulated windows; No common walls; Attic; Crawl space foundation
• Laundry & utility: Dedicated laundry room; 220V outlet in laundry area; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-83 ($-990/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (25.3% below list).
• Recommended offer: $194k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.1% in Calhoun — 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 68/100 on livability (#129 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, amenities F, commute F.
• Calhoun City (town): math 44% / reading 42% proficiency, ranked #39 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Calhoun Primary School (879 students, 66% FRL); Calhoun Middle School (math 47% / reading 48%, grade C-, #84 of 470 statewide, top 19%, 623 students, 58% FRL); Calhoun High School (math 21% / reading 43%, grade F, #110 of 424 statewide, top 28%, 1,274 students, 55% FRL).
• Market conditions: Rents rising (+1.5%/yr); 402 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($64k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; list at $260k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,192 (25.3% 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 40 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 11.2

CMA / ARV

• ARV (median comp): $295,683
• List price: $259,900
• Delta: -12.10%
• 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
201 Crestmont Dr	0.22mi	3/2.0	1,958 (-4%)	4mo	$264,000	$135	76
136 Meadow Ln	0.20mi	3/2.0	1,868 (-9%)	2mo	$325,000	$174	71
511 Boulevard Hts	0.21mi	3/3.0	1,918 (-6%)	2mo	$530,000	$276	70
103 Mims Dr	0.39mi	4/3.0 (+1)	2,022 (-1%)	3mo	$425,000	$210	64
107 Bob White Dr	0.62mi	4/2.0 (+1)	2,068 (+1%)	6mo	$544,900	$263	55
103 Waterside Dr	0.71mi	3/2.5	2,005 (-2%)	3mo	$294,000	$147	55
106 Mount Vernon Dr	0.72mi	4/2.5 (+1)	2,064 (+1%)	7mo	$320,000	$155	49
101 Waterside Rdg	0.75mi	4/2.5 (+1)	2,106 (+3%)	1mo	$289,900	$138	49
113 Mill Pond Ln	0.74mi	3/2.5	1,887 (-8%)	2mo	$238,000	$126	45
125 Mill Pond Ln	0.70mi	3/2.5	1,853 (-9%)	3mo	$249,900	$135	44
214 Gordon Ave	0.67mi	4/2.5 (+1)	1,920 (-6%)	4mo	$269,500	$140	44
127 Mill Pond Ln	0.69mi	3/2.5	1,887 (-8%)	8mo	$269,000	$143	42

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-50,264
• Equity at exit: $38,752

10-year hold

• IRR: -16.2%
• Equity multiple: 0.15×
• Total profit: $-62,070
• Equity at exit: $22,471

Cash invested: $72,772 (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 30701

• Home prices YoY: -24.4%
• Rents YoY: 1.5%
• Active inventory: 402
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-83

Break-even live

Break-even rent $2,046

Max offer price $245,323

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $-9	+0% $-83	+5% $-156	+10% $-230
Rent	-10% $-236	-5% $-159	+0% $-83	+5% $-6	+10% $71
Rate	-1.0pp $48	-0.5pp $-16	base $-83	+0.5pp $-150	+1.0pp $-218

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Mill Pond Ln Calhoun, GA	3.0	2.5	1838	$1,800	$0.98	45d	1	0.68mi
77 Professional Pl SE Calhoun, GA	4.0	3.5	1835	$1,795	$0.98	45d	1	1.08mi

Listing history 21 events

1. 2026-06-21
   days on market $259,900 Active 40 DOM
2. 2026-06-19
   days on market $259,900 Active 38 DOM
3. 2026-06-18
   days on market $259,900 Active 37 DOM
4. 2026-06-17
   days on market $259,900 Active 36 DOM
5. 2026-06-16
   days on market $259,900 Active 35 DOM
6. 2026-06-15
   days on market $259,900 Active 34 DOM
7. 2026-06-14
   days on market $259,900 Active 32 DOM
8. 2026-06-12
   pricedays on market $259,900 Active 31 DOM
9. 2026-06-09
   days on market $274,900 Active 28 DOM
10. 2026-06-08
    days on market $274,900 Active 27 DOM
11. 2026-06-07
    days on market $274,900 Active 26 DOM
12. 2026-06-05
    days on market $274,900 Active 23 DOM
13. 2026-06-03
    days on market $274,900 Active 22 DOM
14. 2026-06-02
    days on market $274,900 Active 21 DOM
15. 2026-06-01
    days on market $274,900 Active 20 DOM
16. 2026-05-31
    days on market $274,900 Active 19 DOM
17. 2026-05-30
    days on market $274,900 Active 18 DOM
18. 2026-05-12
    listed $274,900 Active 660-char remark

    Show marketing remark (654 chars)

    A charming cottage located in the city of Calhoun offers beautiful and simple spaces. Inside, the neutral palette provides a gorgeous foundation to create your personal style. A warm tone luxury vinyl plank flooring and new plush carpet are throughout the home. You will be enthralled by the generous open family room, dining area and kitchen. The main living space offers exceptional versatility - it can be arranged into separate spaces for work, entertaining or relaxation. The kitchen offers ample white cabinetry and a desirable walk-in pantry. The established back yard provides space for pets or play. This cottage is a perfect place to call home.

19. 2026-05-12
    listed $274,900 New 654-char remark

    Show marketing remark (654 chars)

    A charming cottage located in the city of Calhoun offers beautiful and simple spaces. Inside, the neutral palette provides a gorgeous foundation to create your personal style. A warm tone luxury vinyl plank flooring and new plush carpet are throughout the home. You will be enthralled by the generous open family room, dining area and kitchen. The main living space offers exceptional versatility - it can be arranged into separate spaces for work, entertaining or relaxation. The kitchen offers ample white cabinetry and a desirable walk-in pantry. The established back yard provides space for pets or play. This cottage is a perfect place to call home.

20. 2017-08-17
    soldstatus $97,000
21. 2009-03-09
    soldstatus $70,000

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$646/yr (+$54/mo · 37.0%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $23,303
• − Mortgage interest: −$14,558
• − Property taxes: −$1,745
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$7,561
• Taxable loss: −$5,589
• Est. tax savings @ 24.0%: +$1,341
• After-tax cash flow: $351/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: Calhoun City
• NCES district ID: 1300720
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 42% ▲ 5.00%
• Median HH income: $32,814
• Composite: 35.36/100
• National rank: #4955
• State rank: #39 of 174 in GA

Livability — Calhoun

• Score: 68/100
• State rank: #129
• US rank: #9072

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D- Housing A Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calhoun, GA
• County: Gordon County · 44,691 people
• City population: 44,691
• Metro: Calhoun, GA
• Population (ZIP): 44,691
• Household income: $63,921
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 1007.0

Population outlook (Gordon County) Hauer SSP2

• Today (2025): 59,151 people
• By 2030: 59,968 · +1.4%
• By 2040: 60,579 · +2.4%
• By 2050: 59,396 · +0.4%
• By 2075: 52,383 · -11.4%
• By 2100: 41,219 · -30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 9% Black 4% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 18% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Gordon

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -50.2pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+63.6 2012: R+57.8 2008: R+50.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.88%
• Current HPI: 250.1595
• Rent YoY: ▲ 1.54%
• Metro: Calhoun, GA
• 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

+271.3% since first listed

6 events — show timeline

• 2026-06-11 Price Changed $259,900 FMLS
• 2026-06-11 Price Changed $259,900 GAMLS
• 2026-05-12 Listed $274,900 FMLS
• 2026-05-12 Listed $274,900 GAMLS
• 2017-08-17 Sold (Public Records) $97,000 Public Records
• 2009-03-09 Sold (Public Records) $70,000 Public Records

Property tax history

+15.6%/yr

Latest (2025): $1,745 · +8.7% YoY. Source: county tax records.