309 Crest Dr · Calhoun, GA 30701

$179,900

3 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 107 Days on market

Built 1963 10,018 sqft lot $103/sqft · 39% below area Est $297k · 39% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• 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

Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

Key facts

• 0.23 acre lot
• Built 1963
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/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 (5.3% below list).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 402 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 32% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $180k implies a 227% gain — meaningful room to come down on a strong offer.

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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 0.95% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $296,698
• List price: $179,900
• Delta: -39.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Beamer Rd SW	0.36mi	3/2.0	1,996 (+14%)	10mo	$330,000	$165	51
111 Koufax Dr SW	0.73mi	3/2.0	1,557 (-11%)	1mo	$300,000	$193	47
206 Madison Dr SW	0.62mi	4/2.0 (+1)	1,850 (+6%)	15mo	$315,000	$170	44
101 Madison Dr	0.56mi	3/2.0	1,559 (-11%)	19mo	$312,000	$200	40
109 Gilmore Cir	0.60mi	3/2.0	1,533 (-12%)	15mo	$330,000	$215	39
209 Gilmore Cir SW	0.72mi	3/2.0	1,601 (-8%)	18mo	$290,000	$181	37
203 Gilmore Cir	0.69mi	3/2.0	1,542 (-12%)	19mo	$290,000	$188	32
212 Gilmore Cir	0.67mi	4/2.5 (+1)	2,008 (+15%)	23mo	$345,000	$172	18

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-16,596
• Equity at exit: $26,824

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-5,094
• Equity at exit: $15,554

Cash invested: $50,372 (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: 402
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $237

Break-even live

Break-even rent $1,403

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $339	-5% $288	+0% $237	+5% $186	+10% $135
Rent	-10% $102	-5% $169	+0% $237	+5% $304	+10% $371
Rate	-1.0pp $327	-0.5pp $283	base $237	+0.5pp $190	+1.0pp $143

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Fair Oak Ln Calhoun, GA	3.0	2.0	1300	$1,795	$1.38	45d	1	1.21mi

Listing history 35 events

1. 2026-06-21
   days on market $179,900 Active 107 DOM
2. 2026-06-19
   days on market $179,900 Active 105 DOM
3. 2026-06-18
   days on market $179,900 Active 104 DOM
4. 2026-06-17
   days on market $179,900 Active 103 DOM
5. 2026-06-16
   days on market $179,900 Active 102 DOM
6. 2026-06-15
   days on market $179,900 Active 101 DOM
7. 2026-06-14
   days on market $179,900 Active 99 DOM
8. 2026-06-12
   days on market $179,900 Active 98 DOM
9. 2026-06-09
   days on market $179,900 Active 95 DOM
10. 2026-06-08
    days on market $179,900 Active 94 DOM
11. 2026-06-07
    days on market $179,900 Active 93 DOM
12. 2026-06-05
    days on market $179,900 Active 90 DOM
13. 2026-06-03
    days on market $179,900 Active 89 DOM
14. 2026-06-02
    days on market $179,900 Active 88 DOM
15. 2026-06-01
    days on market $179,900 Active 87 DOM
16. 2026-05-31
    days on market $179,900 Active 86 DOM
17. 2026-05-30
    days on market $179,900 Active 85 DOM
18. 2026-05-01
    price $179,900 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

19. 2026-03-13
    status Active 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

20. 2026-03-13
    status Price Change 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

21. 2026-03-13
    price $184,900 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

22. 2026-03-13
    price $184,900 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

23. 2026-03-10
    historical Active Under Contract 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

24. 2026-03-10
    historical Active Under Contract 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

25. 2026-03-06
    listed $189,900 Active 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

26. 2026-03-06
    listed $189,900 New 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

27. 2026-03-03
    historical $189,900 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

28. 2026-03-02
    historical $189,900 443-char remark

    Show marketing remark (443 chars)

    Large home in Calhoun City limits. This 4 bed/2 bath house has central heating and air, new plumbing throughout and a newer hot water heater. It has 2 bedrooms and a bathroom upstairs with a living room and eat-in kitchen, then the finished basement also has 2 bedrooms, a full bath and additional living room and kitchen area. It is less than a mile from Georgia Northwestern Tech and would be great for a roommate plan or single family home.

29. 2016-05-06
    price $55,000
30. 2016-05-04
    soldstatus $55,000
31. 2016-05-03
    historical Pending
32. 2016-04-29
    price $57,900
33. 2016-04-29
    soldstatus $55,000 Sold
34. 2016-04-15
    listed $57,900 Active
35. 2006-08-17
    soldstatus $50,000

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$571/yr (+$48/mo · 52.7%)

ⓘ 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 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,437
• − Mortgage interest: −$10,077
• − Property taxes: −$1,084
• − Insurance: −$900
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$5,233
• Taxable loss: −$127
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,871/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

+259.8% since first listed

18 events — show timeline

• 2026-05-01 Price Changed $179,900 FMLS
• 2026-03-13 Relisted — FMLS
• 2026-03-13 Relisted — GAMLS
• 2026-03-13 Price Changed $184,900 FMLS
• 2026-03-13 Price Changed $184,900 GAMLS
• 2026-03-10 Contingent — GAMLS
• 2026-03-10 Contingent — FMLS
• 2026-03-06 Listed $189,900 FMLS
• 2026-03-06 Listed $189,900 GAMLS
• 2026-03-03 Coming Soon $189,900 GAMLS
• 2026-03-02 Coming Soon $189,900 FMLS
• 2016-05-06 Price Changed $55,000 FMLS
• 2016-05-04 Sold (Public Records) $55,000 Public Records
• 2016-05-03 Contingent — FMLS
• 2016-04-29 Sold (MLS) $55,000 FMLS
• 2016-04-29 Price Changed $57,900 FMLS
• 2016-04-15 Listed $57,900 FMLS
• 2006-08-17 Sold (Public Records) $50,000 Public Records

Property tax history

+19.4%/yr

Latest (2025): $1,084 · +14.7% YoY. Source: county tax records.