2857 Mcdaniel Station Rd SW · Calhoun, GA 30103

$210,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 201 Days on market

Built 1958 0.45 ac lot $138/sqft · 39% below area Est $342k · 39% under

---

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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• 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 under the protective canopy of established shade trees, this home beckons you with the promise of tranquility and potential. Just a short drive from I-75, downtown and Shopping and only 5 miles from Georgia Cumberland Academy, this charming one-level home offers a lifestyle of convenience and comfort. Imagine stepping into a spacious living room adorned with soaring vaulted ceilings, where natural light dances across the inviting space, perfect for family gatherings and cozy evenings. The roomy eat-in kitchen stands ready for your culinary adventures, a place where meals can be crafted and memories made. The owner's suite is a true retreat, featuring a generous walk-in closet and a luxurious ensuite bath, complete with a jetted tub for pampering after a long day.

Key facts

• 0.45 acre lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $179 ($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 $181k (13.9% below list).
• Recommended offer: $181k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• 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: 182 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 $22k of equity ($1k loan paydown + $20k appreciation (9.7% local appreciation)).
• At projected returns (9.7% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $210k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major 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 $180,864 (13.9% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 0.86% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $341,515
• List price: $210,000
• Delta: -38.51%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.2%
• Equity multiple: 3.05×
• Total profit: $120,624
• Equity at exit: $183,826

10-year hold

• IRR: 23.0%
• Equity multiple: 6.86×
• Total profit: $344,809
• Equity at exit: $390,860

Cash invested: $58,800 (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: 182
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $179

Break-even live

Break-even rent $1,582

Max offer price $210,000

Occupancy floor 85%

Sensitivity live

Price	-10% $298	-5% $238	+0% $179	+5% $119	+10% $60
Rent	-10% $36	-5% $107	+0% $179	+5% $250	+10% $322
Rate	-1.0pp $285	-0.5pp $232	base $179	+0.5pp $124	+1.0pp $69

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
583 Holcomb Rd NW Adairsville, GA	3.0	1.5	1440	$1,550	$1.08	23d	1	1.43mi

Listing history 20 events

1. 2026-05-30
   days on market $210,000 Active 201 DOM
2. 2026-05-01
   price $210,000 781-char remark

   Show marketing remark (1284 chars)

   Nestled under the protective canopy of established shade trees, this home beckons you with the promise of tranquility and potential. Just a short drive from I-75, downtown and Shopping and only 5 miles from Georgia Cumberland Academy, this charming one-level home offers a lifestyle of convenience and comfort. Imagine stepping into a spacious living room adorned with soaring vaulted ceilings, where natural light dances across the inviting space, perfect for family gatherings and cozy evenings. The roomy eat-in kitchen stands ready for your culinary adventures, a place where meals can be crafted and memories made. The owner's suite is a true retreat, featuring a generous walk-in closet and a luxurious ensuite bath, complete with a jetted tub for pampering after a long day. As you explore the home, you'll find two additional bedrooms that share a thoughtfully designed bath, making it an ideal space for family or guests. This residence is more than just a house; it's a canvas waiting for your personal touch, a sanctuary where you can build a lifetime of memories. Whether you're an investor or a homeowner ready to create your dream space, this fabulous ranch invites you to envision the possibilities and make it your own! Your new home awaits! Shown By Appointment Only.

3. 2026-05-01
   price $210,000 1284-char remark

   Show marketing remark (1284 chars)

   Nestled under the protective canopy of established shade trees, this home beckons you with the promise of tranquility and potential. Just a short drive from I-75, downtown and Shopping and only 5 miles from Georgia Cumberland Academy, this charming one-level home offers a lifestyle of convenience and comfort. Imagine stepping into a spacious living room adorned with soaring vaulted ceilings, where natural light dances across the inviting space, perfect for family gatherings and cozy evenings. The roomy eat-in kitchen stands ready for your culinary adventures, a place where meals can be crafted and memories made. The owner's suite is a true retreat, featuring a generous walk-in closet and a luxurious ensuite bath, complete with a jetted tub for pampering after a long day. As you explore the home, you'll find two additional bedrooms that share a thoughtfully designed bath, making it an ideal space for family or guests. This residence is more than just a house; it's a canvas waiting for your personal touch, a sanctuary where you can build a lifetime of memories. Whether you're an investor or a homeowner ready to create your dream space, this fabulous ranch invites you to envision the possibilities and make it your own! Your new home awaits! Shown By Appointment Only.

4. 2026-05-01
   price $210,000

   Show marketing remark (1284 chars)

   Nestled under the protective canopy of established shade trees, this home beckons you with the promise of tranquility and potential. Just a short drive from I-75, downtown and Shopping and only 5 miles from Georgia Cumberland Academy, this charming one-level home offers a lifestyle of convenience and comfort. Imagine stepping into a spacious living room adorned with soaring vaulted ceilings, where natural light dances across the inviting space, perfect for family gatherings and cozy evenings. The roomy eat-in kitchen stands ready for your culinary adventures, a place where meals can be crafted and memories made. The owner's suite is a true retreat, featuring a generous walk-in closet and a luxurious ensuite bath, complete with a jetted tub for pampering after a long day. As you explore the home, you'll find two additional bedrooms that share a thoughtfully designed bath, making it an ideal space for family or guests. This residence is more than just a house; it's a canvas waiting for your personal touch, a sanctuary where you can build a lifetime of memories. Whether you're an investor or a homeowner ready to create your dream space, this fabulous ranch invites you to envision the possibilities and make it your own! Your new home awaits! Shown By Appointment Only.

5. 2026-02-04
   price $230,000 1284-char remark

   Show marketing remark (1284 chars)

   Nestled under the protective canopy of established shade trees, this home beckons you with the promise of tranquility and potential. Just a short drive from I-75, downtown and Shopping and only 5 miles from Georgia Cumberland Academy, this charming one-level home offers a lifestyle of convenience and comfort. Imagine stepping into a spacious living room adorned with soaring vaulted ceilings, where natural light dances across the inviting space, perfect for family gatherings and cozy evenings. The roomy eat-in kitchen stands ready for your culinary adventures, a place where meals can be crafted and memories made. The owner's suite is a true retreat, featuring a generous walk-in closet and a luxurious ensuite bath, complete with a jetted tub for pampering after a long day. As you explore the home, you'll find two additional bedrooms that share a thoughtfully designed bath, making it an ideal space for family or guests. This residence is more than just a house; it's a canvas waiting for your personal touch, a sanctuary where you can build a lifetime of memories. Whether you're an investor or a homeowner ready to create your dream space, this fabulous ranch invites you to envision the possibilities and make it your own! Your new home awaits! Shown By Appointment Only.

6. 2026-02-04
   price $230,000

   Show marketing remark (1284 chars)

   Nestled under the protective canopy of established shade trees, this home beckons you with the promise of tranquility and potential. Just a short drive from I-75, downtown and Shopping and only 5 miles from Georgia Cumberland Academy, this charming one-level home offers a lifestyle of convenience and comfort. Imagine stepping into a spacious living room adorned with soaring vaulted ceilings, where natural light dances across the inviting space, perfect for family gatherings and cozy evenings. The roomy eat-in kitchen stands ready for your culinary adventures, a place where meals can be crafted and memories made. The owner's suite is a true retreat, featuring a generous walk-in closet and a luxurious ensuite bath, complete with a jetted tub for pampering after a long day. As you explore the home, you'll find two additional bedrooms that share a thoughtfully designed bath, making it an ideal space for family or guests. This residence is more than just a house; it's a canvas waiting for your personal touch, a sanctuary where you can build a lifetime of memories. Whether you're an investor or a homeowner ready to create your dream space, this fabulous ranch invites you to envision the possibilities and make it your own! Your new home awaits! Shown By Appointment Only.

7. 2025-11-06
   listed $240,000 New 1284-char remark

   Show marketing remark (781 chars)

   Nestled under the protective canopy of established shade trees, this home beckons you with the promise of tranquility and potential. Just a short drive from I-75, downtown and Shopping and only 5 miles from Georgia Cumberland Academy, this charming one-level home offers a lifestyle of convenience and comfort. Imagine stepping into a spacious living room adorned with soaring vaulted ceilings, where natural light dances across the inviting space, perfect for family gatherings and cozy evenings. The roomy eat-in kitchen stands ready for your culinary adventures, a place where meals can be crafted and memories made. The owner's suite is a true retreat, featuring a generous walk-in closet and a luxurious ensuite bath, complete with a jetted tub for pampering after a long day.

8. 2025-11-06
   listed $240,000 Active 781-char remark

   Show marketing remark (781 chars)

   Nestled under the protective canopy of established shade trees, this home beckons you with the promise of tranquility and potential. Just a short drive from I-75, downtown and Shopping and only 5 miles from Georgia Cumberland Academy, this charming one-level home offers a lifestyle of convenience and comfort. Imagine stepping into a spacious living room adorned with soaring vaulted ceilings, where natural light dances across the inviting space, perfect for family gatherings and cozy evenings. The roomy eat-in kitchen stands ready for your culinary adventures, a place where meals can be crafted and memories made. The owner's suite is a true retreat, featuring a generous walk-in closet and a luxurious ensuite bath, complete with a jetted tub for pampering after a long day.

9. 2025-11-06
   listed $240,000 Active

   Show marketing remark (781 chars)

   Nestled under the protective canopy of established shade trees, this home beckons you with the promise of tranquility and potential. Just a short drive from I-75, downtown and Shopping and only 5 miles from Georgia Cumberland Academy, this charming one-level home offers a lifestyle of convenience and comfort. Imagine stepping into a spacious living room adorned with soaring vaulted ceilings, where natural light dances across the inviting space, perfect for family gatherings and cozy evenings. The roomy eat-in kitchen stands ready for your culinary adventures, a place where meals can be crafted and memories made. The owner's suite is a true retreat, featuring a generous walk-in closet and a luxurious ensuite bath, complete with a jetted tub for pampering after a long day.

10. 2025-03-31
    historical
11. 2025-03-31
    historical
12. 2024-09-30
    listed $245,000 New
13. 2024-09-30
    listed $245,000 Active
14. 2022-01-05
    soldstatus $99,900
15. 2021-12-29
    soldstatus $99,900 Closed
16. 2021-12-09
    status Pending
17. 2021-12-08
    status Active
18. 2021-09-30
    status Pending
19. 2021-09-14
    listed $99,900 Active
20. 1999-11-04
    soldstatus $12,880

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$1,196/yr (+$100/mo · 162.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,704
• − Mortgage interest: −$11,763
• − Property taxes: −$736
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$6,109
• Taxable loss: −$1,427
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $2,488/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

+1530.4% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $210,000 CCARMLS
• 2026-05-01 Price Changed $210,000 GAMLS
• 2026-05-01 Price Changed $210,000 FMLS
• 2026-02-04 Price Changed $230,000 GAMLS
• 2026-02-04 Price Changed $230,000 FMLS
• 2025-11-06 Listed $240,000 FMLS
• 2025-11-06 Listed $240,000 CCARMLS
• 2025-11-06 Listed $240,000 GAMLS
• 2025-03-31 Listing Removed — FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2024-09-30 Listed $245,000 FMLS
• 2024-09-30 Listed $245,000 GAMLS
• 2022-01-05 Sold (Public Records) $99,900 Public Records
• 2021-12-29 Sold (MLS) $99,900 FMLS
• 2021-12-09 Pending — FMLS
• 2021-12-08 Relisted — FMLS
• 2021-09-30 Pending — FMLS
• 2021-09-14 Listed $99,900 FMLS
• 1999-11-04 Sold (Public Records) $12,880 Public Records

Property tax history

+3.8%/yr

Latest (2025): $736 · -2.1% YoY. Source: county tax records.