121 Sunset Dr NE · Calhoun, GA 30701

$210,000

3 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 95 Days on market

Built 1965 1.06 ac lot $123/sqft · 19% below area Est $258k · 19% 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 +15.0/15.0
• Cash flow +10.9/30.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AN OLDIE BUT A GOODIE - four sides brick exterior and metal roof ranch with no steps into interior from side entrance with low maintenance vinyl sided addition to rear adding two more rooms and closet. At the end of the road you'll find this refreshed gem o over an acre of wooded bliss, garden swing and storage shed. Living/dining area at side entrance from driveway offers LVP flooring continuing into renovated modern farmhouse style Kitchen with wall oven, stainless fridge and apron front farmhouse style sink. Living room, hallway and bedrooms feature original hardwood floors in good condition while addition has ceramic tile. Tucked away yet convenient to shopping, restaurants and 75 for easy access to all of Georgia and Tennessee. Automatic geolocation pin can be incorrect - see last 3 pics in sequence for actual location - NE in address is necessary if using navi

Key facts

• Vinyl sided addition
• Wall oven
• Metal roof

Tags

• BRICK EXTERIOR
• METAL ROOF
• VINYL SIDED ADDITION
• LVP FLOORING
• WALL OVEN
• STAINLESS FRIDGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (22.0% below list).
• Recommended offer: $164k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Red Bud Elementary School (math 38% / reading 29%, grade F, #562 of 1,228 statewide, top 46%, 534 students, 64% 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 56% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 402 active listings in the ZIP; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $163,717 (22.0% 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 95 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (median comp): $257,814
• List price: $210,000
• Delta: -18.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Blue Holly Dr NE	0.60mi	3/2.0	1,701 (-0%)	3mo	$315,000	$185	68
134 Sunset Drive Dr	0.02mi	3/1.0	1,611 (-6%)	21mo	$255,000	$158	68
124 Sunset Dr NE	0.05mi	3/2.0	1,467 (-14%)	11mo	$255,000	$174	65
196 Blue Holly Dr NE	0.61mi	3/2.0	1,564 (-8%)	15mo	$292,000	$187	45

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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-42,239
• Equity at exit: $31,312

10-year hold

• IRR: -17.9%
• Equity multiple: 0.09×
• Total profit: $-53,792
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$196 /mo · $2,352/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-91

Break-even live

Break-even rent $1,753

Max offer price $193,847

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-32	+0% $-91	+5% $-151	+10% $-210
Rent	-10% $-221	-5% $-156	+0% $-91	+5% $-27	+10% $38
Rate	-1.0pp $14	-0.5pp $-38	base $-91	+0.5pp $-146	+1.0pp $-201

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $210,000 Active 95 DOM
2. 2026-06-19
   days on market $210,000 Active 93 DOM
3. 2026-06-18
   days on market $210,000 Active 92 DOM
4. 2026-06-17
   days on market $210,000 Active 91 DOM
5. 2026-06-16
   days on market $210,000 Active 90 DOM
6. 2026-06-15
   days on market $210,000 Active 89 DOM
7. 2026-06-14
   days on market $210,000 Active 87 DOM
8. 2026-06-13
   days on market $210,000 Active 86 DOM
9. 2026-06-10
   days on market $210,000 Active 84 DOM
10. 2026-06-09
    days on market $210,000 Active 83 DOM
11. 2026-06-08
    days on market $210,000 Active 82 DOM
12. 2026-06-07
    days on market $210,000 Active 81 DOM
13. 2026-06-03
    days on market $210,000 Active 77 DOM
14. 2026-06-02
    days on market $210,000 Active 76 DOM
15. 2026-06-01
    days on market $210,000 Active 75 DOM
16. 2026-05-31
    days on market $210,000 Active 74 DOM
17. 2026-05-30
    days on market $210,000 Active 73 DOM
18. 2026-05-14
    price $210,000 878-char remark

    Show marketing remark (878 chars)

    AN OLDIE BUT A GOODIE - four sides brick exterior and metal roof ranch with no steps into interior from side entrance with low maintenance vinyl sided addition to rear adding two more rooms and closet. At the end of the road you'll find this refreshed gem o over an acre of wooded bliss, garden swing and storage shed. Living/dining area at side entrance from driveway offers LVP flooring continuing into renovated modern farmhouse style Kitchen with wall oven, stainless fridge and apron front farmhouse style sink. Living room, hallway and bedrooms feature original hardwood floors in good condition while addition has ceramic tile. Tucked away yet convenient to shopping, restaurants and 75 for easy access to all of Georgia and Tennessee. Automatic geolocation pin can be incorrect - see last 3 pics in sequence for actual location - NE in address is necessary if using navi

19. 2026-03-17
    listed $220,000 New 878-char remark

    Show marketing remark (878 chars)

    AN OLDIE BUT A GOODIE - four sides brick exterior and metal roof ranch with no steps into interior from side entrance with low maintenance vinyl sided addition to rear adding two more rooms and closet. At the end of the road you'll find this refreshed gem o over an acre of wooded bliss, garden swing and storage shed. Living/dining area at side entrance from driveway offers LVP flooring continuing into renovated modern farmhouse style Kitchen with wall oven, stainless fridge and apron front farmhouse style sink. Living room, hallway and bedrooms feature original hardwood floors in good condition while addition has ceramic tile. Tucked away yet convenient to shopping, restaurants and 75 for easy access to all of Georgia and Tennessee. Automatic geolocation pin can be incorrect - see last 3 pics in sequence for actual location - NE in address is necessary if using navi

20. 2025-12-09
    historical
21. 2025-09-22
    status Back On Market
22. 2025-07-28
    status Under Contract
23. 2025-07-22
    listed $225,000 New
24. 2021-06-01
    soldstatus $184,000
25. 2021-05-28
    soldstatus $184,000 Closed
26. 2021-05-28
    soldstatus $184,000 Sold
27. 2021-04-28
    status Pending
28. 2021-04-28
    status Under Contract
29. 2021-04-19
    listed $169,900 Active
30. 2021-04-19
    listed $169,900 New

ⓘ 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: $2,352 · $196/mo
• Projected year-2 tax: $2,352 · $196/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 6/10 Major FEMA zone X (unshaded) · 70% 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 10% 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: $19,646
• − Mortgage interest: −$11,763
• − Property taxes: −$2,352
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$6,109
• Taxable loss: −$4,772
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $48/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

+23.6% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $210,000 GAMLS
• 2026-03-17 Listed $220,000 GAMLS
• 2025-12-09 Listing Removed — GAMLS
• 2025-09-22 Relisted — GAMLS
• 2025-07-28 Pending — GAMLS
• 2025-07-22 Listed $225,000 GAMLS
• 2021-06-01 Sold (Public Records) $184,000 Public Records
• 2021-05-28 Sold (MLS) $184,000 GAMLS
• 2021-05-28 Sold (MLS) $184,000 FMLS
• 2021-04-28 Pending — FMLS
• 2021-04-28 Pending — GAMLS
• 2021-04-19 Listed $169,900 GAMLS
• 2021-04-19 Listed $169,900 FMLS

Property tax history

+9.0%/yr

Latest (2025): $2,352 · +12.1% YoY. Source: county tax records.