133 Rolling Acres 2nd St · Calhoun, GA 30103

$189,900

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 105 Days on market

Built 1972 0.50 ac lot $191/sqft · 10% below area Est $212k · 10% 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 +14.1/30.0
• ARV discount +12.1/15.0
• Appreciation +9.8/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in a quiet, established neighborhood, this classic 3-bedroom, 1-bath all-brick ranch is full of potential and ready for its next chapter! This home features a traditional layout with a cozy living room, functional kitchen, and three comfortable bedrooms with original charm. The level, sprawling lot offers ample outdoor space. Enjoy relaxing evenings on the covered back deck, and take advantage of the extra carport for additional parking or outdoor space. With just a few personal touches, this well-loved home could truly shine!

Key facts

• 0.5 acre lot
• Parking
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $28 ($333/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (10.7% below list).
• Recommended offer: $170k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-, schools F, amenities 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.
• Market conditions: 181 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $137k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,635 (10.7% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $211,542
• List price: $189,900
• Delta: -10.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Mccreary Rd SE	0.22mi	3/2.0	1,000 (+0%)	16mo	$226,000	$226	72
210 Rolling St SE Unit ACRES 4TH	0.24mi	3/1.0	981 (-2%)	19mo	$221,500	$226	71
210 Rolling Acres 4th St SE	0.24mi	3/1.0	981 (-2%)	19mo	$221,500	$226	71
258 SE Rolling Acres 5th St SE	0.36mi	3/1.0	1,075 (+8%)	15mo	$174,500	$162	57
123 Mccreary Rd SE	0.22mi	3/2.0	1,066 (+7%)	22mo	$222,000	$208	55
184 4th Street St	0.21mi	3/1.0	1,138 (+14%)	20mo	$212,995	$187	50
216 Brittney Dr SE	0.41mi	3/2.0	1,112 (+12%)	11mo	$241,900	$218	49
253 Valley View Cir SE	0.65mi	2/1.0 (-1)	1,080 (+8%)	14mo	$135,000	$125	39
240 Valley View Cir	0.67mi	2/1.0 (-1)	1,080 (+8%)	18mo	$159,000	$147	34
241 Valley View Cir	0.69mi	2/1.0 (-1)	1,080 (+8%)	23mo	$150,000	$139	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.89×
• Total profit: $100,663
• Equity at exit: $166,231

10-year hold

• IRR: 21.4%
• Equity multiple: 6.53×
• Total profit: $293,956
• Equity at exit: $353,450

Cash invested: $53,172 (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 30103

• Home prices YoY: 2.5%
• Active inventory: 181
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $28

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 93%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 2nd St Calhoun, GA	2.0	1.5	1020	$1,100	$1.08	44d	1	0.05mi

Listing history 23 events

1. 2026-06-19
   days on market $189,900 Active 105 DOM
2. 2026-06-18
   days on market $189,900 Active 104 DOM
3. 2026-06-17
   days on market $189,900 Active 103 DOM
4. 2026-06-16
   days on market $189,900 Active 102 DOM
5. 2026-06-15
   days on market $189,900 Active 101 DOM
6. 2026-06-14
   days on market $189,900 Active 99 DOM
7. 2026-06-13
   days on market $189,900 Active 98 DOM
8. 2026-06-10
   days on market $189,900 Active 96 DOM
9. 2026-06-09
   days on market $189,900 Active 95 DOM
10. 2026-06-08
    days on market $189,900 Active 94 DOM
11. 2026-06-07
    pricedays on market $189,900 Active 93 DOM
12. 2026-06-03
    days on market $190,000 Active 89 DOM
13. 2026-06-02
    days on market $190,000 Active 88 DOM
14. 2026-06-01
    days on market $190,000 Active 87 DOM
15. 2026-05-31
    days on market $190,000 Active 86 DOM
16. 2026-05-30
    days on market $190,000 Active 85 DOM
17. 2026-05-13
    price $190,000 540-char remark

    Show marketing remark (540 chars)

    Nestled in a quiet, established neighborhood, this classic 3-bedroom, 1-bath all-brick ranch is full of potential and ready for its next chapter! This home features a traditional layout with a cozy living room, functional kitchen, and three comfortable bedrooms with original charm. The level, sprawling lot offers ample outdoor space. Enjoy relaxing evenings on the covered back deck, and take advantage of the extra carport for additional parking or outdoor space. With just a few personal touches, this well-loved home could truly shine!

18. 2026-03-06
    listed $194,900 Active 540-char remark

    Show marketing remark (540 chars)

    Nestled in a quiet, established neighborhood, this classic 3-bedroom, 1-bath all-brick ranch is full of potential and ready for its next chapter! This home features a traditional layout with a cozy living room, functional kitchen, and three comfortable bedrooms with original charm. The level, sprawling lot offers ample outdoor space. Enjoy relaxing evenings on the covered back deck, and take advantage of the extra carport for additional parking or outdoor space. With just a few personal touches, this well-loved home could truly shine!

19. 2025-10-09
    soldstatus $137,000
20. 2025-05-29
    soldstatus $137,000 Closed 557-char remark

    Show marketing remark (557 chars)

    Updated pictures and price!! Look at this sweet, charming one-owner home in Rolling Acres! This adorable 3-bedroom, 1-bath home is full of potential and ready for its next chapter. The kitchen features extra cabinetry for plenty of storage, and the home sits on a nice, level lot with two storage buildings—perfect for all your tools or hobbies. Enjoy relaxing evenings on the covered back deck, and take advantage of the extra carport for additional parking or outdoor space. With just a few personal touches, this well-loved home could truly shine!

21. 2025-05-18
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Updated pictures and price!! Look at this sweet, charming one-owner home in Rolling Acres! This adorable 3-bedroom, 1-bath home is full of potential and ready for its next chapter. The kitchen features extra cabinetry for plenty of storage, and the home sits on a nice, level lot with two storage buildings—perfect for all your tools or hobbies. Enjoy relaxing evenings on the covered back deck, and take advantage of the extra carport for additional parking or outdoor space. With just a few personal touches, this well-loved home could truly shine!

22. 2025-05-06
    price $159,900 557-char remark

    Show marketing remark (557 chars)

    Updated pictures and price!! Look at this sweet, charming one-owner home in Rolling Acres! This adorable 3-bedroom, 1-bath home is full of potential and ready for its next chapter. The kitchen features extra cabinetry for plenty of storage, and the home sits on a nice, level lot with two storage buildings—perfect for all your tools or hobbies. Enjoy relaxing evenings on the covered back deck, and take advantage of the extra carport for additional parking or outdoor space. With just a few personal touches, this well-loved home could truly shine!

23. 2025-04-14
    listed $174,900 Active 557-char remark

    Show marketing remark (557 chars)

    Updated pictures and price!! Look at this sweet, charming one-owner home in Rolling Acres! This adorable 3-bedroom, 1-bath home is full of potential and ready for its next chapter. The kitchen features extra cabinetry for plenty of storage, and the home sits on a nice, level lot with two storage buildings—perfect for all your tools or hobbies. Enjoy relaxing evenings on the covered back deck, and take advantage of the extra carport for additional parking or outdoor space. With just a few personal touches, this well-loved home could truly shine!

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $20,356
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$5,524
• Taxable loss: −$2,861
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $1,020/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: 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

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: Bartow County · 85,497 people
• City population: 44,691
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 14,612
• Household income: $78,071
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 68.0

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 (78%)
• Race & ethnicity: White 78% Black 6% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Dominican 1%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 9.65%
• Current HPI: 390.3093
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+8.6% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $190,000 FMLS
• 2026-03-06 Listed $194,900 FMLS
• 2025-10-09 Sold (Public Records) $137,000 Public Records
• 2025-05-29 Sold (MLS) $137,000 FMLS
• 2025-05-18 Pending — FMLS
• 2025-05-06 Price Changed $159,900 FMLS
• 2025-04-14 Listed $174,900 FMLS

Property tax history

+4.0%/yr

Latest (2025): $289 · -0.0% YoY. Source: county tax records.