The Caldwell Plan · Calhoun, GA 30701

$256,900

3 bd · 2.5 ba · 2,231 sqft · SingleFamily · 235 Days on market

Good condition

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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 +7.5/15.0
• Cash flow +6.5/30.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Caldwell is great for those needing a first-floor owner's suite. The hub of this home is the centrally located family room, which is open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms, a large loft, and options for a fourth bedroom, third bathroom, and media room.

Key facts

• Large loft
• Media room
• Covered rear porch

Tags

• FIRST-FLOOR OWNER'S SUITE
• CENTRALLY LOCATED FAMILY ROOM
• COVERED REAR PORCH
• FLEXIBLE SECOND FLOOR
• LARGE LOFT
• MEDIA ROOM

🏗️ New construction. The $256,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,625.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $257k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (24.7% below list).
• Recommended offer: $194k (24.7% 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 36% 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 235 days — a 12% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,550 (24.7% 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 235 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.66% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.15%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $291,625
• List price: $256,900
• Delta: -11.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Fair Oak Ln	0.02mi	3/2.5	2,237 (+0%)	12mo	$319,315	$143	89
156 Fair Oak Ln	0.17mi	3/2.5	2,237 (+0%)	9mo	$299,900	$134	84
421 Fair Oak Ln	0.04mi	3/2.5	1,909 (-14%)	2mo	$290,995	$152	73
133 Red Oak Ln	0.04mi	4/2.5 (+1)	1,933 (-13%)	5mo	$291,900	$151	66
139 King George Ct SW	0.49mi	4/2.5 (+1)	2,084 (-7%)	20mo	$309,000	$148	45
229 Gilmore Cir SW	0.63mi	4/2.0 (+1)	2,456 (+10%)	18mo	$315,000	$128	32

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: -32.2%
• Equity multiple: -0.04×
• Total profit: $-85,195
• Equity at exit: $43,482

10-year hold

• IRR: -46.8%
• Equity multiple: -0.60×
• Total profit: $-130,403
• Equity at exit: $25,214

Cash invested: $81,655 (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: 5 active · 1 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $247,900 ($134/sqft)
• Median days on market: 235 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: -2.4% 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: 11.1×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$1,529
• Tax est. 1.5%: −$365 /mo · $4,374/yr
• Insurance: −$122
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-553

Break-even live

Break-even rent $2,635

Max offer price $211,639

Occupancy floor —

Sensitivity live

Price	-10% $-351	-5% $-452	+0% $-553	+5% $-654	+10% $-754
Rent	-10% $-706	-5% $-629	+0% $-553	+5% $-476	+10% $-400
Rate	-1.0pp $-406	-0.5pp $-479	base $-553	+0.5pp $-628	+1.0pp $-705

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: $72,906
• Closing costs: $8,749
• 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	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $256,900 Active 235 DOM
2. 2026-08-07
   days on market $256,900 Active 234 DOM
3. 2026-08-06
   days on market $256,900 Active 233 DOM
4. 2026-08-05
   days on market $256,900 Active 232 DOM
5. 2026-08-04
   days on market $256,900 Active 231 DOM
6. 2026-08-03
   days on market $256,900 Active 230 DOM
7. 2026-07-31
   days on market $256,900 Active 227 DOM
8. 2026-07-29
   days on market $256,900 Active 225 DOM
9. 2026-07-27
   days on market $256,900 Active 223 DOM
10. 2026-07-25
    days on market $256,900 Active 221 DOM
11. 2026-07-24
    days on market $256,900 Active 220 DOM
12. 2026-07-23
    days on market $256,900 Active 219 DOM
13. 2026-07-22
    days on market $256,900 Active 218 DOM
14. 2026-07-21
    days on market $256,900 Active 217 DOM
15. 2026-07-18
    days on market $256,900 Active 214 DOM
16. 2026-07-16
    days on market $256,900 Active 212 DOM
17. 2026-07-16
    days on market $256,900 Active 211 DOM
18. 2026-07-14
    days on market $256,900 Active 210 DOM
19. 2026-07-13
    days on market $256,900 Active 209 DOM
20. 2026-07-12
    days on market $256,900 Active 208 DOM
21. 2026-07-11
    days on market $256,900 Active 207 DOM
22. 2026-07-10
    days on market $256,900 Active 206 DOM
23. 2026-07-09
    days on market $256,900 Active 205 DOM
24. 2026-07-08
    days on market $256,900 Active 204 DOM
25. 2026-07-07
    days on market $256,900 Active 203 DOM
26. 2026-07-06
    days on market $256,900 Active 202 DOM
27. 2026-07-05
    days on market $256,900 Active 201 DOM
28. 2026-07-04
    days on market $256,900 Active 200 DOM
29. 2026-07-03
    days on market $256,900 Active 199 DOM
30. 2026-07-02
    days on market $256,900 Active 198 DOM
31. 2026-07-01
    days on market $256,900 Active 197 DOM
32. 2026-06-30
    days on market $256,900 Active 196 DOM
33. 2026-06-29
    days on market $256,900 Active 195 DOM
34. 2026-06-28
    days on market $256,900 Active 194 DOM
35. 2026-06-28
    days on market $256,900 Active 193 DOM
36. 2026-06-27
    days on market $256,900 Active 192 DOM
37. 2026-06-26
    days on market $256,900 Active 191 DOM
38. 2026-06-23
    days on market $256,900 Active 188 DOM
39. 2026-06-21
    days on market $256,900 Active 187 DOM
40. 2026-06-19
    days on market $256,900 Active 185 DOM
41. 2026-06-18
    days on market $256,900 Active 184 DOM
42. 2026-06-17
    days on market $256,900 Active 183 DOM
43. 2026-06-16
    days on market $256,900 Active 182 DOM
44. 2026-06-15
    price $256,900 Active 181 DOM
45. 2026-06-15
    days on market $265,400 Active 181 DOM
46. 2026-06-14
    days on market $265,400 Active 179 DOM
47. 2026-06-13
    days on market $265,400 Active 178 DOM
48. 2026-06-10
    days on market $265,400 Active 176 DOM
49. 2026-06-09
    days on market $265,400 Active 175 DOM
50. 2026-06-08
    days on market $265,400 Active 174 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $23,226
• − Mortgage interest: −$16,336
• − Property taxes: −$4,374
• − Insurance: −$2,256
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$8,484
• Taxable loss: −$11,939
• Est. tax savings @ 24.0%: +$2,865
• After-tax cash flow: $-3,768/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

Good 80/100 Cosmetic rehab Est. rehab $11,155–$33,465 screening

The Caldwell Plan is a well-maintained single-family home with good condition and potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and functionality ↑
• Both New kitchen appliances — Modern appliances enhance functionality and appeal ↑
• Both New bathroom fixtures — Modern fixtures improve functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

+1.0% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $265,400 Zillow
• 2025-12-16 Listed $262,900 Zillow