Cedar Plan · Calhoun, GA 30701

$259,990

4 bd · 2.5 ba · 1,903 sqft · SingleFamily · 10 Days on market

Excellent 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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Riverside at Calhoun, a new home community in an established neighborhood with a community pool minutes to I-75! Pick the home that works best for you and your family and enjoy upgraded features throughout your home. Plus, with all appliances included (even your fridge, washer, and dryer), you'll have one less thing to worry about on move-in day. The Cedar offers ample space and thoughtful design for a great value. The great room flows into a large open kitchen and dining space. An island provides more work space and seating!

Key facts

• Upgraded features
• Large pantry
• Flex room

Tags

• UPGRADED FEATURES
• ALL APPLIANCES INCLUDED
• LARGE OPEN KITCHEN
• LARGE PANTRY
• FLEX ROOM
• OVERSIZED LAUNDRY ROOM

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $276,574.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (22.7% below list).
• Recommended offer: $201k (22.7% 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.
• 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $200,929 (22.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $276,574
• List price: $259,990
• Delta: -6.00%
• 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
741 Riverside Dr NW	0.39mi	4/3.0	1,732 (-9%)	4mo	$245,000	$141	61
121 Cooper Ln	0.13mi	4/2.5	1,680 (-12%)	16mo	$254,990	$152	61
761 Riverside Dr NW	0.45mi	4/2.5	1,980 (+4%)	15mo	$252,500	$128	60
524 Mcginnis Cir	0.37mi	3/2.0 (-1)	1,871 (-2%)	19mo	$315,000	$168	57
759 Riverside Dr NW	0.45mi	4/3.0	1,802 (-5%)	14mo	$245,000	$136	57
105 Tellico Ct	0.35mi	4/2.5	2,040 (+7%)	21mo	$270,000	$132	54
103 Crowley Dr	0.43mi	3/2.0 (-1)	1,815 (-5%)	16mo	$319,990	$176	52
403 Crowley Dr	0.47mi	3/2.0 (-1)	1,784 (-6%)	15mo	$310,000	$174	48
651 Camelot Cir NW	0.73mi	3/2.0 (-1)	2,051 (+8%)	5mo	$326,000	$159	41

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: -26.5%
• Equity multiple: 0.12×
• Total profit: $-68,332
• Equity at exit: $41,238

10-year hold

• IRR: -29.3%
• Equity multiple: -0.26×
• Total profit: $-97,544
• Equity at exit: $23,913

Cash invested: $77,441 (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: 20 active · 10 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $316,250 ($152/sqft)
• Median days on market: 105 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: -4.7% 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: 10.8×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,450
• Tax est. 1.5%: −$346 /mo · $4,149/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-324

Break-even live

Break-even rent $2,419

Max offer price $229,690

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-228	+0% $-324	+5% $-420	+10% $-515
Rent	-10% $-483	-5% $-403	+0% $-324	+5% $-245	+10% $-165
Rate	-1.0pp $-185	-0.5pp $-254	base $-324	+0.5pp $-396	+1.0pp $-469

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: $69,144
• Closing costs: $8,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Riverside Dr NW Calhoun, GA	3.0	2.0	1375	$1,695	$1.23	22d	1	0.33mi
708 Riverside Dr NW Calhoun, GA	3.0	2.0	1375	$1,695	$1.23	30d	1	0.33mi
503 McGinnis Cir Calhoun, GA	4.0	2.5	2100	$1,850	$0.88	184d	1	0.38mi
618 Cartecay Dr Calhoun, GA	3.0	2.5	1606	$1,795	$1.12	0d	1	0.41mi
765 Riverside Dr NW Calhoun, GA	4.0	2.5	2009	$2,025	$1.01	0d	1	0.42mi
409 McGinnis Cir Calhoun, GA	4.0	2.5	2210	$2,000	$0.90	184d	1	0.43mi
209 McGinnis Cir Calhoun, GA	4.0	2.5	2269	$1,995	$0.88	9d	1	0.58mi
100 McGinnis Cir Calhoun, GA	4.0	2.5	2232	$2,350	$1.05	184d	1	0.64mi
200 Vickery Ln NW Calhoun, GA	4.0	2.5	1900	$1,945	$1.02	0d	1	0.71mi
200 Vickery Ln NW Calhoun, GA	4.0	2.5	1880	$1,945	$1.03	31d	1	0.71mi
311 Harrison Dr Calhoun, GA	4.0	2.5	1767	$1,900	$1.08	28d	1	0.73mi
108 Peterson St Calhoun, GA	4.0	2.5	1767	$1,945	$1.10	43d	1	0.74mi
109 Vickery Ln NW Calhoun, GA	4.0	2.5	1765	$1,945	$1.10	0d	1	0.75mi
107 Peterson St Calhoun, GA	4.0	2.5	1756	$1,900	$1.08	0d	1	0.76mi
220 Harrison Dr Calhoun, GA	4.0	2.5	1728	$1,900	$1.10	184d	1	0.82mi
1308 U.S. 41 Unit 1 Calhoun, GA	3.0	2.0	1890	$2,300	$1.22	47d	1	1.19mi
123 Mill Pond Ln Calhoun, GA	3.0	2.5	2013	$1,700	$0.84	35d	1	1.29mi
123 Mill Pond Ln Calhoun, GA	3.0	2.5	2013	$1,795	$0.89	51d	1	1.29mi
123 Mill Pond Ln Calhoun, GA	3.0	3.0	2013	$1,700	$0.84	6d	1	1.29mi
123 Mill Pond Ln Calhoun, GA	3.0	3.0	2013	$1,700	$0.84	10d	1	1.29mi
122 Mill Pond Ln Calhoun, GA	3.0	2.5	1838	$1,800	$0.98	184d	1	1.32mi
138 Millers Ln Calhoun, GA	4.0	3.5	2572	$1,950	$0.76	10d	1	1.42mi
145 Viking Dr Unit 15 Calhoun, GA	3.0	2.0	1500	$1,500	$1.00	0d	1	1.45mi

Property features AI

Exterior

• Parking: Parking for 2 vehicles

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air

Listing history 50 events

1. 2026-11-08
   days on market $259,990 Active 10 DOM
2. 2026-11-07
   days on market $259,990 Active 9 DOM
3. 2026-11-06
   days on market $259,990 Active 8 DOM
4. 2026-11-05
   days on market $259,990 Active 7 DOM
5. 2026-11-04
   pricedays on market $259,990 Active 6 DOM
6. 2026-11-02
   days on market $254,990 Active 4 DOM
7. 2026-11-01
   days on market $254,990 Active 3 DOM
8. 2026-10-31
   days on market $254,990 Active 2 DOM
9. 2026-10-29
   remarks 699-char remark
10. 2026-10-29
    days on marketlisting id $254,990 Active 1 DOM
11. 2026-10-26
    days on market $254,990 Active 963 DOM
12. 2026-10-25
    days on market $254,990 Active 962 DOM
13. 2026-10-24
    days on market $254,990 Active 961 DOM
14. 2026-10-23
    days on market $254,990 Active 960 DOM
15. 2026-10-22
    days on market $254,990 Active 959 DOM
16. 2026-10-21
    days on market $254,990 Active 958 DOM
17. 2026-10-20
    days on market $254,990 Active 957 DOM
18. 2026-10-19
    days on market $254,990 Active 956 DOM
19. 2026-10-18
    days on market $254,990 Active 955 DOM
20. 2026-10-17
    days on market $254,990 Active 954 DOM
21. 2026-10-16
    days on market $254,990 Active 953 DOM
22. 2026-10-15
    days on market $254,990 Active 952 DOM
23. 2026-10-14
    days on market $254,990 Active 951 DOM
24. 2026-10-13
    days on market $254,990 Active 950 DOM
25. 2026-10-12
    days on market $254,990 Active 949 DOM
26. 2026-10-11
    days on market $254,990 Active 948 DOM
27. 2026-10-10
    days on market $254,990 Active 947 DOM
28. 2026-10-09
    days on market $254,990 Active 946 DOM
29. 2026-10-08
    days on market $254,990 Active 945 DOM
30. 2026-10-07
    days on market $254,990 Active 944 DOM
31. 2026-10-06
    days on market $254,990 Active 943 DOM
32. 2026-10-05
    days on market $254,990 Active 942 DOM
33. 2026-10-04
    days on market $254,990 Active 941 DOM
34. 2026-10-04
    days on market $254,990 Active 940 DOM
35. 2026-10-03
    price $254,990 Active 939 DOM
36. 2026-10-02
    days on market $239,990 Active 939 DOM
37. 2026-10-01
    days on market $239,990 Active 938 DOM
38. 2026-09-30
    days on market $239,990 Active 937 DOM
39. 2026-09-29
    days on market $239,990 Active 936 DOM
40. 2026-09-28
    days on market $239,990 Active 935 DOM
41. 2026-09-27
    days on market $239,990 Active 934 DOM
42. 2026-09-26
    days on market $239,990 Active 933 DOM
43. 2026-09-25
    pricedays on market $239,990 Active 932 DOM
44. 2026-09-24
    days on market $249,990 Active 931 DOM
45. 2026-09-23
    days on market $249,990 Active 930 DOM
46. 2026-09-21
    days on market $249,990 Active 928 DOM
47. 2026-09-20
    days on market $249,990 Active 927 DOM
48. 2026-09-19
    days on market $249,990 Active 926 DOM
49. 2026-09-18
    pricedays on market $249,990 Active 925 DOM
50. 2026-09-17
    days on market $256,990 Active 924 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,111
• − Mortgage interest: −$15,492
• − Property taxes: −$4,149
• − Insurance: −$1,383
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$8,046
• Taxable loss: −$8,816
• Est. tax savings @ 24.0%: +$2,116
• After-tax cash flow: $-1,772/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

Excellent 95/100 None rehab

This home is in excellent condition with a modern kitchen, well-maintained exterior, and a clean interior. It has the potential to be a great investment with minor updates that can significantly increase its value.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more appealing to potential buyers. ↑
• Resale Updating the flooring in the bathrooms — Replacing old or worn-out flooring with something more modern can increase the home's value. ↑
• Resale Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can make the home more attractive to potential buyers. ↑
• Both Adding a smart home system — A smart home system can improve convenience and energy efficiency, making the home more appealing to both buyers and renters. ↑
• Resale Landscaping improvements — Enhancing the landscaping can make the home more attractive and increase its curb appeal, which can boost its resale value. ↑

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

Property features AI

Exterior

• Parking: Parking for 2 vehicles

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air