98 Echota 5th St · Calhoun, GA 30701

$123,000

2 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 160 Days on market

Built 1942 5,227 sqft lot Est $227k · 46% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move in ready 3 BR 1 BA ranch located in a very convenient in-town location features many new updates including upgraded LVP flooring throughout, fresh interior paint, updated and remodeled kitchen and bath, new plumbing and electrical fixtures, gutters, and much more. A newer architectural shingle roof, updated plumbing & electrical, central HVAC, and newer insulated vinyl windows are also included with the home. The floor plan features a spacious family room, 3 very accommodating BR's, a spacious eat-in kitchen with lovely white cabinetry, a tiled backsplash, new countertop, and all stainless steel kitchen appliances included with the home. Property is located on a nice corner lot and features a lovely covered front porch to relax on as well as a nice patio area to the rear of the home. This great home is just waiting on its new owner to make it their own!

Key facts

• Country kitchen
• Covered front porch
• Nice laundry area

Tags

• COUNTRY KITCHEN
• COMFORTABLE LIVING ROOM
• NICE LAUNDRY AREA
• STORAGE AREA
• CORNER LOT
• COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: Association fees charged annually

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Septic tank sewer; 220-volt electric service; Electricity available
• Home design: One-story home
• Construction: Vinyl siding; Composition roof; Block foundation
• Exterior features: Covered porch; Crawl space foundation; Located in city limits of Calhoun; Near schools and shopping; Asphalt road frontage on a county road

Interior

• Kitchen: White cabinets; Range hood
• Bedrooms: Three bedrooms with the primary suite on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; Primary bathroom with tub/shower combo; Main-level bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; No common walls; Other interior features
• Laundry & utility: Laundry area located in a bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• 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.
• 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); 398 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $68k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 1.06% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $226,576
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Echota 4th St	0.02mi	2/1.0	1,016 (-12%)	6mo	$179,500	$177	74
90 Echota 4th St	0.03mi	3/2.0 (+1)	1,264 (+9%)	13mo	$224,200	$177	63
156 Oakleigh Ct	0.54mi	2/2.0	1,153 (-0%)	13mo	$284,070	$246	60
156 North View Dr NW	0.48mi	3/2.0 (+1)	1,112 (-4%)	11mo	$256,000	$230	53
200 Fain St	0.74mi	2/2.0	1,208 (+4%)	7mo	$267,000	$221	49
222 Gordon Ave	0.70mi	3/2.0 (+1)	1,200 (+4%)	16mo	$202,500	$169	39
110 Dorsey Street St	0.73mi	3/1.0 (+1)	1,200 (+4%)	20mo	$160,000	$133	38
121 Hunt Dr NE	0.64mi	3/2.0 (+1)	1,328 (+15%)	3mo	$259,900	$196	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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-9,469
• Equity at exit: $18,340

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $163
• Equity at exit: $10,635

Cash invested: $34,440 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$645
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $194

Break-even live

Break-even rent $1,060

Max offer price $123,000

Occupancy floor 80%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
465 Red Bud Rd NE Calhoun, GA	1.0–2.0	1.0–1.5	888	$1,175	$1.32	43d	4	0.36mi
212 Chandler St Unit 2 Calhoun, GA	1.0	1.0	972	$975	$1.00	43d	1	0.60mi
258 Forrest Ave Calhoun, GA	2.0	1.5	780	$1,090	$1.40	23d	1	0.62mi
145 Viking Dr Calhoun, GA	2.0	2.0	1100	$1,500	$1.36	43d	1	0.69mi
461 Jolly Rd NW Calhoun, GA	2.0	1.5	1008	$995	$0.99	43d	1	1.15mi

Listing history 19 events

1. 2026-04-27
   status Pending
2. 2026-04-07
   price $123,000
3. 2026-03-23
   price $133,000
4. 2026-03-13
   price $143,000
5. 2026-02-12
   price $163,000
6. 2026-01-09
   price $173,000
7. 2025-12-12
   price $181,200
8. 2025-11-03
   listed $191,200 Active
9. 2023-10-30
   soldstatus $197,900 Closed 883-char remark

   Show marketing remark (883 chars)

   This move in ready 3 BR 1 BA ranch located in a very convenient in-town location features many new updates including upgraded LVP flooring throughout, fresh interior paint, updated and remodeled kitchen and bath, new plumbing and electrical fixtures, gutters, and much more. A newer architectural shingle roof, updated plumbing & electrical, central HVAC, and newer insulated vinyl windows are also included with the home. The floor plan features a spacious family room, 3 very accommodating BR's, a spacious eat-in kitchen with lovely white cabinetry, a tiled backsplash, new countertop, and all stainless steel kitchen appliances included with the home. Property is located on a nice corner lot and features a lovely covered front porch to relax on as well as a nice patio area to the rear of the home. This great home is just waiting on its new owner to make it their own!

10. 2023-10-14
    status Pending 883-char remark

    Show marketing remark (883 chars)

    This move in ready 3 BR 1 BA ranch located in a very convenient in-town location features many new updates including upgraded LVP flooring throughout, fresh interior paint, updated and remodeled kitchen and bath, new plumbing and electrical fixtures, gutters, and much more. A newer architectural shingle roof, updated plumbing & electrical, central HVAC, and newer insulated vinyl windows are also included with the home. The floor plan features a spacious family room, 3 very accommodating BR's, a spacious eat-in kitchen with lovely white cabinetry, a tiled backsplash, new countertop, and all stainless steel kitchen appliances included with the home. Property is located on a nice corner lot and features a lovely covered front porch to relax on as well as a nice patio area to the rear of the home. This great home is just waiting on its new owner to make it their own!

11. 2023-10-02
    historical Active Under Contract 883-char remark

    Show marketing remark (883 chars)

    This move in ready 3 BR 1 BA ranch located in a very convenient in-town location features many new updates including upgraded LVP flooring throughout, fresh interior paint, updated and remodeled kitchen and bath, new plumbing and electrical fixtures, gutters, and much more. A newer architectural shingle roof, updated plumbing & electrical, central HVAC, and newer insulated vinyl windows are also included with the home. The floor plan features a spacious family room, 3 very accommodating BR's, a spacious eat-in kitchen with lovely white cabinetry, a tiled backsplash, new countertop, and all stainless steel kitchen appliances included with the home. Property is located on a nice corner lot and features a lovely covered front porch to relax on as well as a nice patio area to the rear of the home. This great home is just waiting on its new owner to make it their own!

12. 2023-09-20
    status Active 883-char remark

    Show marketing remark (883 chars)

    This move in ready 3 BR 1 BA ranch located in a very convenient in-town location features many new updates including upgraded LVP flooring throughout, fresh interior paint, updated and remodeled kitchen and bath, new plumbing and electrical fixtures, gutters, and much more. A newer architectural shingle roof, updated plumbing & electrical, central HVAC, and newer insulated vinyl windows are also included with the home. The floor plan features a spacious family room, 3 very accommodating BR's, a spacious eat-in kitchen with lovely white cabinetry, a tiled backsplash, new countertop, and all stainless steel kitchen appliances included with the home. Property is located on a nice corner lot and features a lovely covered front porch to relax on as well as a nice patio area to the rear of the home. This great home is just waiting on its new owner to make it their own!

13. 2023-09-15
    historical Active Under Contract 883-char remark

    Show marketing remark (883 chars)

    This move in ready 3 BR 1 BA ranch located in a very convenient in-town location features many new updates including upgraded LVP flooring throughout, fresh interior paint, updated and remodeled kitchen and bath, new plumbing and electrical fixtures, gutters, and much more. A newer architectural shingle roof, updated plumbing & electrical, central HVAC, and newer insulated vinyl windows are also included with the home. The floor plan features a spacious family room, 3 very accommodating BR's, a spacious eat-in kitchen with lovely white cabinetry, a tiled backsplash, new countertop, and all stainless steel kitchen appliances included with the home. Property is located on a nice corner lot and features a lovely covered front porch to relax on as well as a nice patio area to the rear of the home. This great home is just waiting on its new owner to make it their own!

14. 2023-09-12
    listed $189,900 Active 883-char remark

    Show marketing remark (883 chars)

    This move in ready 3 BR 1 BA ranch located in a very convenient in-town location features many new updates including upgraded LVP flooring throughout, fresh interior paint, updated and remodeled kitchen and bath, new plumbing and electrical fixtures, gutters, and much more. A newer architectural shingle roof, updated plumbing & electrical, central HVAC, and newer insulated vinyl windows are also included with the home. The floor plan features a spacious family room, 3 very accommodating BR's, a spacious eat-in kitchen with lovely white cabinetry, a tiled backsplash, new countertop, and all stainless steel kitchen appliances included with the home. Property is located on a nice corner lot and features a lovely covered front porch to relax on as well as a nice patio area to the rear of the home. This great home is just waiting on its new owner to make it their own!

15. 2023-08-16
    soldstatus $105,000
16. 2012-06-20
    soldstatus $18,000 326-char remark

    Show marketing remark (326 chars)

    HUD HOME. SOLD AS-IS. UP TO 3% COMMISSION TO SELLING AGENT. INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. NO WARRANTIES EXPRESSED OR IMPLIED. BROKER TO VERIFY ALL INFORMATION. FOR INFORMATION ON PROPERTY, BIDDING, AND EARNEST MONEY VISIT WWW. HUDHOMESTORE. COM CASE # 105-237009 PROPERTY IS Insured. Escrow repair-$1,683.00.

17. 2012-04-13
    listed $18,000 326-char remark

    Show marketing remark (326 chars)

    HUD HOME. SOLD AS-IS. UP TO 3% COMMISSION TO SELLING AGENT. INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. NO WARRANTIES EXPRESSED OR IMPLIED. BROKER TO VERIFY ALL INFORMATION. FOR INFORMATION ON PROPERTY, BIDDING, AND EARNEST MONEY VISIT WWW. HUDHOMESTORE. COM CASE # 105-237009 PROPERTY IS Insured. Escrow repair-$1,683.00.

18. 2005-06-24
    soldstatus $82,900
19. 2004-11-16
    soldstatus $22,500

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $15,657
• − Mortgage interest: −$6,890
• − Property taxes: −$1,689
• − Insurance: −$615
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,578
• Taxable income: $380
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,234/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: 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

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 · 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

+446.7% since first listed

19 events — show timeline

• 2026-04-27 Pending — FMLS
• 2026-04-07 Price Changed $123,000 FMLS
• 2026-03-23 Price Changed $133,000 FMLS
• 2026-03-13 Price Changed $143,000 FMLS
• 2026-02-12 Price Changed $163,000 FMLS
• 2026-01-09 Price Changed $173,000 FMLS
• 2025-12-12 Price Changed $181,200 FMLS
• 2025-11-03 Listed $191,200 FMLS
• 2023-10-30 Sold (MLS) $197,900 FMLS
• 2023-10-14 Pending — FMLS
• 2023-10-02 Contingent — FMLS
• 2023-09-20 Relisted — FMLS
• 2023-09-15 Contingent — FMLS
• 2023-09-12 Listed $189,900 FMLS
• 2023-08-16 Sold (Public Records) $105,000 Public Records
• 2012-06-20 Sold (MLS) $18,000 CCARMLS
• 2012-04-13 Listed $18,000 CCARMLS
• 2005-06-24 Sold (Public Records) $82,900 Public Records
• 2004-11-16 Sold (Public Records) $22,500 Public Records

Property tax history

+23.3%/yr

Latest (2025): $1,689 · +10.9% YoY. Source: county tax records.