332 Lavista Dr SW · Calhoun, GA 30701

$189,900

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 54 Days on market

Built 2003 0.45 ac lot $187/sqft · 26% below area Est $257k · 26% under ↓ 29% since listing

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home in Calhoun, GA situated on just under a half acre lot. This property offers great potential as an investment or for a buyer willing to put in a little work and make it their own. The living, dining, and kitchen areas are centrally located, creating a functional layout for everyday living. The home features a split bedroom floor plan, with the primary suite and ensuite bathroom set apart from the two additional bedrooms for added privacy.

Key facts

• 0.45 acre lot
• Built 2003
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $168k (11.4% below list).
• Recommended offer: $168k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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-, 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: Rents rising (+1.5%/yr); 398 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; 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 $158k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $168,170 (11.4% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $256,895
• List price: $189,900
• Delta: -26.08%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
178 Wayne St SW	0.24mi	3/2.0	1,134 (+12%)	9mo	$245,000	$216	62
305 Beamer Cir SW	0.12mi	3/1.0	1,149 (+13%)	9mo	$243,000	$211	61
121 Overland Dr SW	0.24mi	3/1.0	1,149 (+13%)	8mo	$235,000	$205	56

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-24,315
• Equity at exit: $28,315

10-year hold

• IRR: -6.1%
• Equity multiple: 0.63×
• Total profit: $-19,569
• Equity at exit: $16,419

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 30701

• Home prices YoY: -24.4%
• Rents YoY: 1.5%
• Active inventory: 398
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $140

Break-even live

Break-even rent $1,504

Max offer price $189,900

Occupancy floor 87%

Sensitivity live

Price	-10% $248	-5% $194	+0% $140	+5% $87	+10% $33
Rent	-10% $8	-5% $74	+0% $140	+5% $207	+10% $273
Rate	-1.0pp $236	-0.5pp $189	base $140	+0.5pp $91	+1.0pp $41

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
184 Fair Oak Ln Calhoun, GA	3.0	2.0	1300	$1,795	$1.38	44d	1	0.64mi

Listing history 15 events

1. 2026-06-10
   days on market $189,900 Active 54 DOM
2. 2026-06-09
   days on market $189,900 Active 53 DOM
3. 2026-06-08
   days on market $189,900 Active 52 DOM
4. 2026-06-07
   days on market $189,900 Active 51 DOM
5. 2026-06-03
   days on market $189,900 Active 47 DOM
6. 2026-06-02
   days on market $189,900 Active 46 DOM
7. 2026-06-01
   days on market $189,900 Active 45 DOM
8. 2026-05-31
   days on market $189,900 Active 44 DOM
9. 2026-05-30
   days on market $189,900 Active 43 DOM
10. 2026-04-16
    listed $199,900 New 464-char remark

    Show marketing remark (464 chars)

    3 bedroom, 2 bath home in Calhoun, GA situated on just under a half acre lot. This property offers great potential as an investment or for a buyer willing to put in a little work and make it their own. The living, dining, and kitchen areas are centrally located, creating a functional layout for everyday living. The home features a split bedroom floor plan, with the primary suite and ensuite bathroom set apart from the two additional bedrooms for added privacy.

11. 2026-04-16
    listed $199,900 Active 464-char remark

    Show marketing remark (464 chars)

    3 bedroom, 2 bath home in Calhoun, GA situated on just under a half acre lot. This property offers great potential as an investment or for a buyer willing to put in a little work and make it their own. The living, dining, and kitchen areas are centrally located, creating a functional layout for everyday living. The home features a split bedroom floor plan, with the primary suite and ensuite bathroom set apart from the two additional bedrooms for added privacy.

12. 2026-04-15
    soldstatus $158,000
13. 2010-10-23
    price $37,900 Back On Market
14. 2010-10-01
    price $40,900 Reduced
15. 2004-09-22
    soldstatus $280,000

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$389/yr (+$32/mo · 28.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $20,180
• − Mortgage interest: −$10,637
• − Property taxes: −$1,358
• − Insurance: −$950
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$5,524
• Taxable loss: −$1,518
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $2,049/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: 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

-28.6% since first listed

6 events — show timeline

• 2026-04-16 Listed $199,900 FMLS
• 2026-04-16 Listed $199,900 GAMLS
• 2026-04-15 Sold (Public Records) $158,000 Public Records
• 2010-10-23 Price Changed $37,900 GAMLS
• 2010-10-01 Price Changed $40,900 GAMLS
• 2004-09-22 Sold (Public Records) $280,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,358 · +11.3% YoY. Source: county tax records.