308 Thor Ave · Calhoun, GA 30701

$189,900

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 62 Days on market

Built 1973 0.37 ac lot Est $256k · 26% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• 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

Ideally situated in a highly convenient location within a desirable school district, this four-sided brick home presents an incredible opportunity to create something special. With solid construction and timeless appeal, this fixer-upper is ready for your vision and personal touch. The home features a durable four-sided brick exterior and a newer metal roof, offering a strong foundation for renovation. Inside, you'll find flexible space that could easily serve as an additional living area or bedroom, complete with a secondary exterior entrance ideal for guests, a home office, or multi-generational living. The nice-sized yard provides plenty of outdoor space to enjoy, garden, or expand. Whether you're an investor or a buyer looking to customize a home to your taste, this property offers outstanding potential in a sought-after location. Schedule your showing and come explore the possibilities this home has to offer.

Key facts

• Nice sized yard
• Outdoor space
• Newer metal roof

Tags

• FOUR SIDED BRICK EXTERIOR
• NEWER METAL ROOF
• SECONDARY EXTERIOR ENTRANCE
• NICE SIZED YARD
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Driveway (level); Open parking available; Total parking for 4 vehicles
• Utilities: Public water; Septic tank sewer; Electricity available (110 volts)
• Home design: One-level home
• Construction: Composition roof; Brick/mortar foundation; Property listed as fixer
• Exterior features: Rain gutters; Paved road access

Interior

• Kitchen: Stain-finish cabinets; Eat-in kitchen; Laminate counters; Electric oven and electric range
• Bedrooms: 4 bedrooms on the main level; Master bedroom on main level; Split bedroom floor plan
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 3 full bathrooms; Master bathroom with shower (no tub)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-in closets; Insulated windows; No shared/common walls; Crawl space basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (3.1% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Tolbert Elementary School (math 42% / reading 33%, grade F, #474 of 1,228 statewide, top 39%, 521 students, 75% FRL); Ashworth Middle School (math 34% / reading 40%, grade F, #164 of 470 statewide, top 35%, 596 students, 65% FRL); Gordon Central High School (math 12% / reading 32%, grade F, #213 of 424 statewide, top 51%, 871 students, 63% FRL).
• Market conditions: Rents rising (+1.5%/yr); 398 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 62 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $255,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Thor Ave	0.00mi	4/3.0 (+1)	1,728 (0%)	1mo	$165,000	$95	90
105 Keisha Ln	0.03mi	3/2.0	1,500 (-13%)	1mo	$330,000	$220	76
193 Viking Dr	0.23mi	3/2.0	1,653 (-4%)	16mo	$283,500	$172	69
145 Green Row	0.61mi	3/2.5	1,805 (+4%)	4mo	$279,900	$155	59
204 Viking Dr	0.16mi	3/2.0	1,539 (-11%)	23mo	$269,900	$175	55
118 Old Mill Dr	0.71mi	3/2.5	1,792 (+4%)	5mo	$265,000	$148	54
144 Millers Ln	0.70mi	3/2.5	1,813 (+5%)	9mo	$265,000	$146	50
137 Millers Ln	0.68mi	3/2.5	1,853 (+7%)	6mo	$249,900	$135	49
134 Old Mill Dr	0.68mi	3/2.5	1,906 (+10%)	4mo	$250,000	$131	46
129 Millers Ln	0.71mi	3/2.5	1,887 (+9%)	10mo	$269,900	$143	42
114 Jones Rd	0.50mi	3/1.0	1,508 (-13%)	14mo	$250,000	$166	40
413 New Town Rd NE	0.74mi	3/1.0	1,588 (-8%)	10mo	$229,900	$145	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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-19,160
• Equity at exit: $28,315

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-8,984
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$996
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $225

Break-even live

Break-even rent $1,556

Max offer price $189,900

Occupancy floor 83%

Sensitivity live

Price	-10% $332	-5% $278	+0% $225	+5% $171	+10% $117
Rent	-10% $79	-5% $152	+0% $225	+5% $297	+10% $370
Rate	-1.0pp $320	-0.5pp $273	base $225	+0.5pp $175	+1.0pp $125

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Viking Dr Calhoun, GA	2.0	2.0	1100	$1,500	$1.36	44d	1	0.31mi
220 Harrison Dr Calhoun, GA	4.0	2.5	1728	$1,900	$1.10	44d	1	0.86mi
122 Mill Pond Ln Calhoun, GA	3.0	2.5	1838	$1,800	$0.98	44d	1	0.88mi
100 McGinnis Cir Calhoun, GA	4.0	2.5	2232	$2,350	$1.05	44d	1	0.98mi
409 McGinnis Cir Calhoun, GA	4.0	2.5	2210	$2,000	$0.90	44d	1	1.10mi
503 McGinnis Cir Calhoun, GA	4.0	2.5	2100	$1,850	$0.88	44d	1	1.15mi
465 Red Bud Rd NE Calhoun, GA	1.0–2.0	1.0–1.5	888	$1,175	$1.32	44d	4	1.17mi
115 Avalon Dr Calhoun, GA	2.0	2.5	1652	$1,300	$0.79	44d	1	1.48mi

Listing history 7 events

1. 2026-05-01
   status Under Contract 930-char remark

   Show marketing remark (930 chars)

   Ideally situated in a highly convenient location within a desirable school district, this four-sided brick home presents an incredible opportunity to create something special. With solid construction and timeless appeal, this fixer-upper is ready for your vision and personal touch. The home features a durable four-sided brick exterior and a newer metal roof, offering a strong foundation for renovation. Inside, you'll find flexible space that could easily serve as an additional living area or bedroom, complete with a secondary exterior entrance ideal for guests, a home office, or multi-generational living. The nice-sized yard provides plenty of outdoor space to enjoy, garden, or expand. Whether you're an investor or a buyer looking to customize a home to your taste, this property offers outstanding potential in a sought-after location. Schedule your showing and come explore the possibilities this home has to offer.

2. 2026-05-01
   status Pending

   Show marketing remark (930 chars)

   Ideally situated in a highly convenient location within a desirable school district, this four-sided brick home presents an incredible opportunity to create something special. With solid construction and timeless appeal, this fixer-upper is ready for your vision and personal touch. The home features a durable four-sided brick exterior and a newer metal roof, offering a strong foundation for renovation. Inside, you'll find flexible space that could easily serve as an additional living area or bedroom, complete with a secondary exterior entrance ideal for guests, a home office, or multi-generational living. The nice-sized yard provides plenty of outdoor space to enjoy, garden, or expand. Whether you're an investor or a buyer looking to customize a home to your taste, this property offers outstanding potential in a sought-after location. Schedule your showing and come explore the possibilities this home has to offer.

3. 2026-02-26
   listed $189,900 New 930-char remark

   Show marketing remark (930 chars)

   Ideally situated in a highly convenient location within a desirable school district, this four-sided brick home presents an incredible opportunity to create something special. With solid construction and timeless appeal, this fixer-upper is ready for your vision and personal touch. The home features a durable four-sided brick exterior and a newer metal roof, offering a strong foundation for renovation. Inside, you'll find flexible space that could easily serve as an additional living area or bedroom, complete with a secondary exterior entrance ideal for guests, a home office, or multi-generational living. The nice-sized yard provides plenty of outdoor space to enjoy, garden, or expand. Whether you're an investor or a buyer looking to customize a home to your taste, this property offers outstanding potential in a sought-after location. Schedule your showing and come explore the possibilities this home has to offer.

4. 2026-02-26
   listed $189,900 Active

   Show marketing remark (930 chars)

   Ideally situated in a highly convenient location within a desirable school district, this four-sided brick home presents an incredible opportunity to create something special. With solid construction and timeless appeal, this fixer-upper is ready for your vision and personal touch. The home features a durable four-sided brick exterior and a newer metal roof, offering a strong foundation for renovation. Inside, you'll find flexible space that could easily serve as an additional living area or bedroom, complete with a secondary exterior entrance ideal for guests, a home office, or multi-generational living. The nice-sized yard provides plenty of outdoor space to enjoy, garden, or expand. Whether you're an investor or a buyer looking to customize a home to your taste, this property offers outstanding potential in a sought-after location. Schedule your showing and come explore the possibilities this home has to offer.

5. 2014-06-19
   historical
6. 2014-04-14
   price $67,500
7. 2014-02-20
   listed $69,000 Active

ⓘ 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/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 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 12% 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: $22,087
• − Mortgage interest: −$10,637
• − Property taxes: −$1,855
• − Insurance: −$950
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$5,524
• Taxable loss: −$413
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,793/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

+175.2% since first listed

7 events — show timeline

• 2026-05-01 Pending — GAMLS
• 2026-05-01 Pending — FMLS
• 2026-02-26 Listed $189,900 FMLS
• 2026-02-26 Listed $189,900 GAMLS
• 2014-06-19 Listing Removed — FMLS
• 2014-04-14 Price Changed $67,500 FMLS
• 2014-02-20 Listed $69,000 FMLS

Property tax history

+7.2%/yr

Latest (2025): $1,855 · +297.2% YoY. Source: county tax records.