The McGinnis Plan · Calhoun, GA 30701

$261,990

4 bd · 2.5 ba · 2,372 sqft · SingleFamily · 278 Days on market

Good condition

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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 +7.2/30.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The McGinnis is a two-story plan with a welcoming wide entry leading to a traditional dining room perfect for entertaining. The kitchen and family room live to the rear of the home, with convenient access to the yard. Upstairs, you'll find the spacious owner's suite and three secondary bedrooms, each with walk-in closets. A large secondary bathroom and ample laundry room are located off the open loft. For flexible living, a study or fifth bedroom and full bath are optional on the first floor.

Key facts

• Access to the yard
• Walk-in closets
• Wide entry

Tags

• WIDE ENTRY
• TRADITIONAL DINING ROOM
• KITCHEN AND FAMILY ROOM
• ACCESS TO THE YARD
• OWNER'S SUITE
• WALK-IN CLOSETS

🏗️ New construction. The $261,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $302,644.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (18.8% below list).
• Recommended offer: $213k (18.8% below list) — sets the bar for 1% rule.

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); 669 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,788 (18.8% 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 278 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.81%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $302,644
• List price: $261,990
• Delta: -13.43%
• 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
101 Alcovy Trl	0.03mi	3/2.5 (-1)	2,231 (-6%)	2mo	$293,445	$132	82
200 Rory Dr	0.03mi	3/2.5 (-1)	2,231 (-6%)	2mo	$285,900	$128	82
107 Rory Dr	0.02mi	4/2.5	2,053 (-13%)	2mo	$280,000	$136	75
120 Victory Dr	0.41mi	4/2.0	2,300 (-3%)	1mo	$383,000	$167	73
206 Cherry Hill Dr	0.45mi	4/2.0	2,160 (-9%)	2mo	$315,000	$146	60
105 Bob White Dr	0.63mi	4/2.5	2,182 (-8%)	3mo	$475,000	$218	55
104 Alcovy Trl	0.64mi	3/2.5 (-1)	2,231 (-6%)	0mo	$280,020	$126	55
108 Quail Run Dr	0.61mi	3/2.5 (-1)	2,563 (+8%)	1mo	$475,000	$185	52
109 Rory Dr	0.64mi	3/2.5 (-1)	2,231 (-6%)	4mo	$299,900	$134	52
102 Rory Dr	0.64mi	4/2.5	2,053 (-13%)	2mo	$268,305	$131	46
201 Rory Dr	0.64mi	4/2.5	2,053 (-13%)	2mo	$282,735	$138	46
120 Valley Cir	0.74mi	3/2.0 (-1)	2,033 (-14%)	4mo	$385,000	$189	31

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: -27.9%
• Equity multiple: 0.08×
• Total profit: $-78,234
• Equity at exit: $45,125

10-year hold

• IRR: -32.9%
• Equity multiple: -0.34×
• Total profit: $-113,936
• Equity at exit: $26,167

Cash invested: $84,740 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 25 active · 23 under contract
• Months of supply: 5.8 mo (17%/mo absorbed)
• Median asking: $319,900 ($147/sqft)
• Median days on market: 96 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -13.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30701

• Home prices YoY: -24.4%
• Rents YoY: 1.5%
• Active inventory: 669
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$1,587
• Tax est. 1.5%: −$378 /mo · $4,540/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-410

Break-even live

Break-even rent $2,647

Max offer price $243,247

Occupancy floor —

Sensitivity live

Price	-10% $-201	-5% $-306	+0% $-410	+5% $-515	+10% $-620
Rent	-10% $-579	-5% $-495	+0% $-410	+5% $-326	+10% $-242
Rate	-1.0pp $-258	-0.5pp $-334	base $-410	+0.5pp $-489	+1.0pp $-569

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: $75,661
• Closing costs: $9,079
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Wildwood Cir SE Calhoun, GA	3.0	2.0	1907	$1,900	$1.00	0d	1	0.59mi
331 Wildwood Cir SE Calhoun, GA	3.0	2.0	1907	$1,900	$1.00	6d	1	0.59mi
77 Professional Pl SE Calhoun, GA	4.0	3.5	1835	$1,795	$0.98	184d	1	0.97mi
100 Harvest Grove Ln Calhoun, GA	2.0–3.0	2.0–3.0	1422	$2,030	$1.43	0d	9	1.06mi
101 Waterside Trl Calhoun, GA	3.0	2.5	2042	$2,500	$1.22	0d	1	1.36mi

Listing history 50 events

1. 2026-11-08
   days on market $261,990 Active 278 DOM
2. 2026-11-07
   days on market $261,990 Active 277 DOM
3. 2026-11-06
   days on market $261,990 Active 276 DOM
4. 2026-11-05
   days on market $261,990 Active 275 DOM
5. 2026-11-04
   days on market $261,990 Active 274 DOM
6. 2026-11-02
   days on market $261,990 Active 272 DOM
7. 2026-11-01
   days on market $261,990 Active 271 DOM
8. 2026-10-31
   days on market $261,990 Active 270 DOM
9. 2026-10-30
   days on market $261,990 Active 269 DOM
10. 2026-10-29
    days on market $261,990 Active 268 DOM
11. 2026-10-28
    days on market $261,990 Active 267 DOM
12. 2026-10-27
    days on market $261,990 Active 266 DOM
13. 2026-10-26
    days on market $261,990 Active 265 DOM
14. 2026-10-25
    days on market $261,990 Active 264 DOM
15. 2026-10-24
    days on market $261,990 Active 263 DOM
16. 2026-10-23
    days on market $261,990 Active 262 DOM
17. 2026-10-22
    days on market $261,990 Active 261 DOM
18. 2026-10-21
    days on market $261,990 Active 260 DOM
19. 2026-10-20
    days on market $261,990 Active 259 DOM
20. 2026-10-19
    days on market $261,990 Active 258 DOM
21. 2026-10-18
    days on market $261,990 Active 257 DOM
22. 2026-10-17
    days on market $261,990 Active 256 DOM
23. 2026-10-16
    days on market $261,990 Active 255 DOM
24. 2026-10-15
    days on market $261,990 Active 254 DOM
25. 2026-10-14
    days on market $261,990 Active 253 DOM
26. 2026-10-13
    days on market $261,990 Active 252 DOM
27. 2026-10-12
    days on market $261,990 Active 251 DOM
28. 2026-10-11
    days on market $261,990 Active 250 DOM
29. 2026-10-10
    days on market $261,990 Active 249 DOM
30. 2026-10-09
    days on market $261,990 Active 248 DOM
31. 2026-10-08
    days on market $261,990 Active 247 DOM
32. 2026-10-07
    days on market $261,990 Active 246 DOM
33. 2026-10-06
    days on market $261,990 Active 245 DOM
34. 2026-10-05
    days on market $261,990 Active 244 DOM
35. 2026-10-04
    days on market $261,990 Active 243 DOM
36. 2026-10-04
    days on market $261,990 Active 242 DOM
37. 2026-10-02
    days on market $261,990 Active 241 DOM
38. 2026-10-01
    days on market $261,990 Active 240 DOM
39. 2026-09-30
    days on market $261,990 Active 239 DOM
40. 2026-09-29
    days on market $261,990 Active 238 DOM
41. 2026-09-28
    days on market $261,990 Active 237 DOM
42. 2026-09-27
    days on market $261,990 Active 236 DOM
43. 2026-09-26
    days on market $261,990 Active 235 DOM
44. 2026-09-25
    days on market $261,990 Active 234 DOM
45. 2026-09-24
    days on market $261,990 Active 233 DOM
46. 2026-09-23
    days on market $261,990 Active 232 DOM
47. 2026-09-21
    days on market $261,990 Active 230 DOM
48. 2026-09-20
    days on market $261,990 Active 229 DOM
49. 2026-09-19
    days on market $261,990 Active 228 DOM
50. 2026-09-18
    days on market $261,990 Active 227 DOM

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

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 · 17 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: $25,535
• − Mortgage interest: −$16,953
• − Property taxes: −$4,540
• − Insurance: −$1,513
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$8,804
• Taxable loss: −$10,361
• Est. tax savings @ 24.0%: +$2,487
• After-tax cash flow: $-2,439/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $11,860–$35,580 screening

The McGinnis Plan is a well-maintained two-story home with good exterior and interior conditions. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Calhoun Primary School Middle Calhoun Middle School C- GA #84/470 Nat'l #4,042/14,009 High Calhoun High School F GA #110/424 Nat'l #10,416/17,239

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

C Composite livability gradescore 68/100

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 · 59,151 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: 13% of renters

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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%

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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%
• Languages at home: 81% English-only · Spanish 18% Vietnamese 1% Other Indo-European 1%

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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

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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

Price history

1 event — show timeline

• 2026-02-04 Listed $275,900 Zillow