107 Roy Dr · Calhoun, GA 30701

$284,445

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 110 Days on market

Built 2026 Good condition $139/sqft · at area comps Est $298k · at est. $42/mo HOA · 2% of rent

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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 +9.6/15.0
• Cash flow +7.2/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready in June! The Coleman plan, built by Smith Douglas Homes, in the new Laurel Creek community. This home features a spacious and functional layout with modern upgrades throughout. A welcoming foyer opens to a traditional floor plan that includes a separate study-perfect for a home office or flex space. The island kitchen overlooks the family room, where an inviting linear fireplace cozies up the space and provides easy access to the rear patio. Added windows in the family room bring in abundant natural light. The kitchen is beautifully appointed with stainless steel appliances, upgraded cabinetry with crown molding, granite countertops, pendant lighting, and a large center island. Luxury vinyl plank flooring flows seamlessly throughout the main level. An open iron-rail staircase leads upstairs to a generous primary suite featuring a large shower and a walk-in closet with direct access to the laundry room. Three secondary bedrooms share a spacious hall bath. Enjoy 9-foot ceilings throughout! This welcoming community has planned resort-style amenities like a swimming pool and cabana, ideal for relaxing or spending time with neighbors. Homeowners will appreciate the prominent Calhoun City Schools. Photos are representative of the floor plan and not the actual home.

Key facts

• Island kitchen
• Upgraded cabinetry
• Linear fireplace

Tags

• SEPARATE STUDY
• ISLAND KITCHEN
• LINEAR FIREPLACE
• ABUNDANT NATURAL LIGHT
• STAINLESS STEEL APPLIANCES
• UPGRADED CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $284k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (27.9% below list).
• Recommended offer: $205k (27.9% 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.
• 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: Swain Elementary School (math 42% / reading 37%, grade F, #435 of 1,228 statewide, top 37%, 402 students, 66% 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); 500 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 110 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $204,952 (27.9% 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 110 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.72% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 11.6

CMA / ARV

• ARV (median comp): $298,313
• List price: $284,445
• Delta: -4.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Roy Dr	0.01mi	3/2.0 (-1)	1,701 (-17%)	2mo	$284,025	$167	66
139 King George Ct SW	1.00mi	4/2.5	2,084 (+2%)	20mo	$309,000	$148	46
417 Beamer Rd SW	1.09mi	3/2.0 (-1)	1,996 (-3%)	12mo	$330,000	$165	43
206 Madison Dr SW	0.91mi	4/2.0	1,850 (-10%)	16mo	$315,000	$170	33
115 Gilmore Cir SW	0.78mi	3/2.0 (-1)	1,691 (-18%)	1mo	$335,000	$198	32
229 Gilmore Cir SW	0.98mi	4/2.0	2,456 (+20%)	18mo	$315,000	$128	23
380 New Zion Rd SW	0.78mi	3/2.0 (-1)	2,287 (+11%)	21mo	$257,000	$112	22
446 Camelot Cir NW	1.07mi	3/2.0 (-1)	1,643 (-20%)	21mo	$325,000	$198	16

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: -28.0%
• Equity multiple: 0.07×
• Total profit: $-73,754
• Equity at exit: $42,412

10-year hold

• IRR: -33.4%
• Equity multiple: -0.35×
• Total profit: $-107,690
• Equity at exit: $24,594

Cash invested: $79,645 (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: 4 active · 5 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $289,900 ($145/sqft)
• Median days on market: 35 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +0.2% 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: 500
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,492
• Tax est. 1.5%: −$356 /mo · $4,267/yr
• Insurance: −$119
• HOA: −$42
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-389

Break-even live

Break-even rent $2,541

Max offer price $228,212

Occupancy floor —

Sensitivity live

Price	-10% $-192	-5% $-290	+0% $-389	+5% $-487	+10% $-585
Rent	-10% $-551	-5% $-470	+0% $-389	+5% $-308	+10% $-227
Rate	-1.0pp $-245	-0.5pp $-316	base $-389	+0.5pp $-462	+1.0pp $-537

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: $71,111
• Closing costs: $8,533
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Hunt Bend Rd NW Calhoun, GA	3.0	3.0	2155	$2,800	$1.30	93d	1	0.98mi

HOA detail $42/mo · $504/yr

• Likely covers: pool

Listing history 17 events

1. 2026-08-08
   days on market $284,445 Active 110 DOM
2. 2026-08-07
   days on market $284,445 Active 109 DOM
3. 2026-08-06
   days on market $284,445 Active 108 DOM
4. 2026-08-05
   days on market $284,445 Active 107 DOM
5. 2026-08-04
   days on market $284,445 Active 106 DOM
6. 2026-08-03
   days on market $284,445 Active 105 DOM
7. 2026-07-31
   days on market $284,445 Active 102 DOM
8. 2026-07-29
   days on market $284,445 Active 100 DOM
9. 2026-07-27
   days on market $284,445 Active 98 DOM
10. 2026-07-25
    days on market $284,445 Active 96 DOM
11. 2026-07-24
    days on market $284,445 Active 95 DOM
12. 2026-07-23
    days on market $284,445 Active 94 DOM
13. 2026-07-22
    days on market $284,445 Active 93 DOM
14. 2026-07-21
    statusdays on market $284,445 Active 92 DOM
15. 2026-07-19
    pricestatus $284,445 Price Change 89 DOM
16. 2026-06-21
    status $299,900 Under Contract 89 DOM
17. 2026-02-27
    listed $299,900 New 1323-char remark

    Show marketing remark (1323 chars)

    Move-in ready in June! The Coleman plan, built by Smith Douglas Homes, in the new Laurel Creek community. This home features a spacious and functional layout with modern upgrades throughout. A welcoming foyer opens to a traditional floor plan that includes a separate study-perfect for a home office or flex space. The island kitchen overlooks the family room, where an inviting linear fireplace cozies up the space and provides easy access to the rear patio. Added windows in the family room bring in abundant natural light. The kitchen is beautifully appointed with stainless steel appliances, upgraded cabinetry with crown molding, granite countertops, pendant lighting, and a large center island. Luxury vinyl plank flooring flows seamlessly throughout the main level. An open iron-rail staircase leads upstairs to a generous primary suite featuring a large shower and a walk-in closet with direct access to the laundry room. Three secondary bedrooms share a spacious hall bath. Enjoy 9-foot ceilings throughout! This welcoming community has planned resort-style amenities like a swimming pool and cabana, ideal for relaxing or spending time with neighbors. Homeowners will appreciate the prominent Calhoun City Schools. Photos are representative of the floor plan and not the actual home. Seller incentives available

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,594
• − Mortgage interest: −$15,933
• − Property taxes: −$4,267
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − HOA: −$504
• − Depreciation: −$8,275
• Taxable loss: −$9,742
• Est. tax savings @ 24.0%: +$2,338
• After-tax cash flow: $-2,325/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 · 12 photos

Good 80/100 None rehab

This move-in ready home in Laurel Creek features modern upgrades and a spacious floor plan, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace light fixtures — Modernize lighting and improve energy efficiency ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Swain Elementary School F GA #435/1,228 Nat'l #19,648/41,679 Middle Ashworth Middle School F GA #164/470 Nat'l #6,830/14,009 High Gordon Central High School F GA #213/424 Nat'l #13,673/17,239

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

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

• 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%
• 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%

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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

• 2026-02-27 Listed $299,900 GAMLS