The Kensington II Plan · Calhoun, GA 30701

$214,990

3 bd · 2.5 ba · 1,214 sqft · SingleFamily · 268 Days on market

Excellent condition

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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).

• Cash flow +10.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unbeatable value is the Kensington II's claim to fame. It's efficiently designed to make great use of space, while offering privacy and separation for all family members. A traditional front living room welcomes you in, with an open staircase leading to the second floor where you'll find three bedrooms, including the owner's suite, and a conveniently-located laundry room. Back on the main floor, an open-concept kitchen and eating area offer the option for an island and provide easy access to the rear yard, creating a comfortable flow for indoor/outdoor living.

Key facts

• Open-concept kitchen
• Rear yard access
• Laundry room

Tags

• OPEN-CONCEPT KITCHEN
• REAR YARD ACCESS
• OWNER'S SUITE
• LAUNDRY ROOM

🏗️ New construction. The $214,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $215,477.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (18.7% below list).
• Recommended offer: $175k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.3% 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); 669 active listings in the ZIP; 4 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 33% 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 268 days — a 12% lower offer ($189k) 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 $174,876 (18.7% 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 268 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: 0.81% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $215,477
• List price: $214,990
• Delta: -0.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Peters St	0.05mi	3/1.0	1,142 (-6%)	8mo	$90,000	$79	75
204 Rory Dr	0.64mi	3/2.0	1,201 (-1%)	0mo	$236,187	$197	66
203 Jeep St	0.35mi	3/2.0	1,222 (+1%)	19mo	$169,000	$138	65
441 Fair Oak Ln	0.64mi	3/2.0	1,137 (-6%)	2mo	$239,990	$211	56
119 Telfair St	0.45mi	4/2.0 (+1)	1,284 (+6%)	8mo	$215,000	$167	56
157 Red Oak Ln	0.59mi	3/2.0	1,300 (+7%)	6mo	$259,500	$200	54
900 E May St	0.50mi	3/1.0	1,200 (-1%)	20mo	$195,990	$163	52
105 S Louise Ave	0.49mi	3/1.0	1,099 (-10%)	18mo	$215,000	$196	40
108 Mac Ave	0.58mi	3/1.0	1,044 (-14%)	12mo	$190,000	$182	34

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-44,275
• Equity at exit: $32,128

10-year hold

• IRR: -18.9%
• Equity multiple: 0.05×
• Total profit: $-57,361
• Equity at exit: $18,631

Cash invested: $60,334 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 11 under contract
• Months of supply: 10.3 mo (10%/mo absorbed)
• Median asking: $240,995 ($196/sqft)
• Median days on market: 100 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -9.3% 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: 10.2×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$1,130
• Tax est. 1.5%: −$269 /mo · $3,232/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-108

Break-even live

Break-even rent $1,885

Max offer price $199,908

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-33	+0% $-108	+5% $-182	+10% $-257
Rent	-10% $-246	-5% $-177	+0% $-108	+5% $-39	+10% $31
Rate	-1.0pp $1	-0.5pp $-53	base $-108	+0.5pp $-163	+1.0pp $-220

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: $53,869
• Closing costs: $6,464
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Harvest Grove Ln Calhoun, GA	2.0–3.0	2.0–3.0	1422	$2,030	$1.43	0d	9	1.06mi
112 Le Club Dr Calhoun, GA	2.0	2.5	1200	$1,400	$1.17	2d	1	1.07mi
415 Curtis Pkwy SE Calhoun, GA	1.0–3.0	1.0–2.0	1044	$1,814	$1.74	0d	21	1.11mi
100 Hunt Dr Calhoun, GA	1.0–2.0	1.0	725	$990	$1.37	0d	5	1.16mi

Listing history 50 events

1. 2026-11-08
   days on market $214,990 Active 268 DOM
2. 2026-11-07
   days on market $214,990 Active 267 DOM
3. 2026-11-06
   days on market $214,990 Active 266 DOM
4. 2026-11-05
   days on market $214,990 Active 265 DOM
5. 2026-11-04
   days on market $214,990 Active 264 DOM
6. 2026-11-02
   days on market $214,990 Active 262 DOM
7. 2026-11-01
   days on market $214,990 Active 261 DOM
8. 2026-10-31
   days on market $214,990 Active 260 DOM
9. 2026-10-30
   days on market $214,990 Active 259 DOM
10. 2026-10-29
    days on market $214,990 Active 258 DOM
11. 2026-10-28
    days on market $214,990 Active 257 DOM
12. 2026-10-27
    days on market $214,990 Active 256 DOM
13. 2026-10-26
    days on market $214,990 Active 255 DOM
14. 2026-10-25
    days on market $214,990 Active 254 DOM
15. 2026-10-24
    days on market $214,990 Active 253 DOM
16. 2026-10-23
    days on market $214,990 Active 252 DOM
17. 2026-10-22
    days on market $214,990 Active 251 DOM
18. 2026-10-21
    days on market $214,990 Active 250 DOM
19. 2026-10-20
    days on market $214,990 Active 249 DOM
20. 2026-10-19
    days on market $214,990 Active 248 DOM
21. 2026-10-18
    days on market $214,990 Active 247 DOM
22. 2026-10-17
    days on market $214,990 Active 246 DOM
23. 2026-10-16
    days on market $214,990 Active 245 DOM
24. 2026-10-15
    days on market $214,990 Active 244 DOM
25. 2026-10-14
    days on market $214,990 Active 243 DOM
26. 2026-10-13
    days on market $214,990 Active 242 DOM
27. 2026-10-12
    days on market $214,990 Active 241 DOM
28. 2026-10-11
    days on market $214,990 Active 240 DOM
29. 2026-10-10
    days on market $214,990 Active 239 DOM
30. 2026-10-09
    days on market $214,990 Active 238 DOM
31. 2026-10-08
    days on market $214,990 Active 237 DOM
32. 2026-10-07
    days on market $214,990 Active 236 DOM
33. 2026-10-06
    days on market $214,990 Active 235 DOM
34. 2026-10-05
    days on market $214,990 Active 234 DOM
35. 2026-10-04
    days on market $214,990 Active 233 DOM
36. 2026-10-04
    days on market $214,990 Active 232 DOM
37. 2026-10-02
    days on market $214,990 Active 231 DOM
38. 2026-10-01
    days on market $214,990 Active 230 DOM
39. 2026-09-30
    days on market $214,990 Active 229 DOM
40. 2026-09-29
    days on market $214,990 Active 228 DOM
41. 2026-09-28
    days on market $214,990 Active 227 DOM
42. 2026-09-27
    days on market $214,990 Active 226 DOM
43. 2026-09-26
    days on market $214,990 Active 225 DOM
44. 2026-09-25
    days on market $214,990 Active 224 DOM
45. 2026-09-24
    days on market $214,990 Active 223 DOM
46. 2026-09-23
    days on market $214,990 Active 222 DOM
47. 2026-09-21
    days on market $214,990 Active 220 DOM
48. 2026-09-20
    days on market $214,990 Active 219 DOM
49. 2026-09-19
    days on market $214,990 Active 218 DOM
50. 2026-09-18
    days on market $214,990 Active 217 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: $20,985
• − Mortgage interest: −$12,070
• − Property taxes: −$3,232
• − Insurance: −$1,077
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$6,268
• Taxable loss: −$5,021
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $-86/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 · 1 photo

Excellent 95/100 None rehab

The Kensington II Plan in Calhoun, GA is in excellent condition with no visible repairs needed. It offers a great value with potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen backsplash — Enhances functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

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

• 2026-02-13 Listed $228,900 Zillow