131 Hummingbird Ln SE · Calhoun, GA 30701

$159,900

3 bd · 2.0 ba · 1,137 sqft · SingleFamily public records · 1 Days on market

Built 1993 1.31 ac lot Est $234k · 32% under

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Why this score? — see what drove the C+ 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect for the first-time buyer tired of renting or the savvy investor looking for their next opportunity! This charming home offers great potential, solid "bones," and the chance to make it truly your own. With just a loving touch and cosmetic updates, this property could really shine. Whether you're dreaming of creating your first home or adding value to your investment portfolio, this is an affordable opportunity you won't want to miss. Conveniently located in Calhoun with endless possibilities to personalize and build equity!

Key facts

• 1.31 acre lot
• Parking
• Built 1993

Property features AI

Exterior

• Parking: Carport with 1 carport space
• Utilities: Public water; Septic tank sewer; 110-volt electrical service; Cable available; Electricity available; Phone available; Underground utilities; Water available
• Home design: Single-story; Vinyl siding; Composition roof; Slab foundation; Property listed as fixer
• Construction: Vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Front porch

Interior

• Kitchen: Eat-in kitchen; Stained cabinets; Laminate countertops; Dishwasher; Electric oven; Electric range
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Primary bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: High-speed internet available; No common walls
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.2% 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.
• Gordon County (rural): math 34% / reading 36% proficiency, ranked #65 of 174 in GA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sonoraville Elementary (math 57% / reading 42%, grade D, #264 of 1,228 statewide, top 23%, 618 students, 53% FRL); Red Bud Middle School (math 32% / reading 34%, grade F, #213 of 470 statewide, top 47%, 824 students, 54% FRL); Sonoraville High School (math 24% / reading 44%, grade F, #93 of 424 statewide, top 23%, 1,142 students, 49% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 398 active listings in the ZIP; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $100k; list at $160k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $234,222
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Hummingbird Ln SE	0.00mi	3/2.0	1,137 (0%)	1mo	$130,000	$114	99
4329 Dews Pond Rd SE	0.08mi	3/2.0	1,107 (-3%)	9mo	$210,000	$190	84
4364 Dews Pond Rd SE	0.17mi	3/2.0	1,112 (-2%)	8mo	$231,000	$208	82
191 Frix Ln SE	0.15mi	3/2.0	1,076 (-5%)	6mo	$230,000	$214	79
110 Walraven Way SE	0.38mi	3/2.0	1,112 (-2%)	2mo	$229,000	$206	77
291 Buck Blvd SE	0.50mi	3/2.0	1,132 (-0%)	2mo	$214,150	$189	74
101 Prater Dr SE	0.25mi	3/2.0	1,111 (-2%)	18mo	$220,000	$198	70
311 Buck Blvd SE	0.54mi	3/2.0	1,085 (-5%)	8mo	$217,000	$200	61
504 Buck Blvd SE	0.63mi	3/2.0	1,112 (-2%)	9mo	$215,000	$193	60
121 Deer Run Trl SE	0.37mi	3/2.0	1,064 (-6%)	16mo	$225,000	$211	58
130 Catie Ct SE	0.52mi	3/2.0	1,058 (-7%)	13mo	$226,000	$214	54
462 Buck Blvd SE	0.61mi	3/2.0	1,096 (-4%)	19mo	$230,000	$210	50

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-16,566
• Equity at exit: $23,842

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-8,667
• Equity at exit: $13,825

Cash invested: $44,772 (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: 398
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $183

Break-even live

Break-even rent $1,389

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   status Under Contract 546-char remark

   Show marketing remark (546 chars)

   Perfect for the first-time buyer tired of renting or the savvy investor looking for their next opportunity! This charming home offers great potential, solid "bones," and the chance to make it truly your own. With just a loving touch and cosmetic updates, this property could really shine. Whether you're dreaming of creating your first home or adding value to your investment portfolio, this is an affordable opportunity you won't want to miss. Conveniently located in Calhoun with endless possibilities to personalize and build equity!

2. 2026-05-14
   status Pending

   Show marketing remark (546 chars)

   Perfect for the first-time buyer tired of renting or the savvy investor looking for their next opportunity! This charming home offers great potential, solid "bones," and the chance to make it truly your own. With just a loving touch and cosmetic updates, this property could really shine. Whether you're dreaming of creating your first home or adding value to your investment portfolio, this is an affordable opportunity you won't want to miss. Conveniently located in Calhoun with endless possibilities to personalize and build equity!

3. 2026-05-13
   listed $159,900 New 546-char remark

   Show marketing remark (546 chars)

   Perfect for the first-time buyer tired of renting or the savvy investor looking for their next opportunity! This charming home offers great potential, solid "bones," and the chance to make it truly your own. With just a loving touch and cosmetic updates, this property could really shine. Whether you're dreaming of creating your first home or adding value to your investment portfolio, this is an affordable opportunity you won't want to miss. Conveniently located in Calhoun with endless possibilities to personalize and build equity!

4. 2026-05-13
   listed $159,900 Active

   Show marketing remark (546 chars)

   Perfect for the first-time buyer tired of renting or the savvy investor looking for their next opportunity! This charming home offers great potential, solid "bones," and the chance to make it truly your own. With just a loving touch and cosmetic updates, this property could really shine. Whether you're dreaming of creating your first home or adding value to your investment portfolio, this is an affordable opportunity you won't want to miss. Conveniently located in Calhoun with endless possibilities to personalize and build equity!

5. 2026-04-15
   soldstatus $100,000
6. 1994-04-14
   soldstatus $59,900
7. 1992-09-21
   soldstatus $25,000

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $1,508 · $126/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,452
• − Mortgage interest: −$8,957
• − Property taxes: −$1,508
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$4,652
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $2,289/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: Gordon County
• NCES district ID: 1302430
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $43,906
• Composite: 29.77/100
• National rank: #6430
• State rank: #65 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

• 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

+539.6% since first listed

7 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-14 Pending — FMLS
• 2026-05-13 Listed $159,900 FMLS
• 2026-05-13 Listed $159,900 GAMLS
• 2026-04-15 Sold (Public Records) $100,000 Public Records
• 1994-04-14 Sold (Public Records) $59,900 Public Records
• 1992-09-21 Sold (Public Records) $25,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,508 · +5.3% YoY. Source: county tax records.