4495 Calhoun Rd NE · Shannon, GA 30161

$192,500

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 25 Days on market

Built 1940 0.27 ac lot Est $239k · 19% under ↓ 4% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Rent growth +4.1/5.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful move in ready, recently renovated home. 3 bedroom 1 bathroom. kitchen custom made by Koville with new stainless steel appliances. Elegant updated bathroom. Front porch and back deck are new, perfect for hosting parties or enjoying some quiet time. Brand new 12X20 garage rated shed that matches the home along with multiple raised garden beds for the green thumb or the beginner gardener.

Key facts

• Newer cabinets
• Newer sink
• Deep well sink

Tags

• GRANITE COUNTERS
• NEWER CABINETS
• DEEP WELL SINK
• NEWER FAUCET
• NEWER VANITY
• NEWER SINK

Property features AI

Finance

• Other: GPS-friendly directions; Asphalt/paved county road frontage
• HOA & community: Association fees billed annually

Exterior

• Parking: Assigned parking and driveway; 3 total parking spaces; Open parking available
• Utilities: Public water; Septic tank sewer; 220-volt electric service; Cable available; Electricity available; Sewer available; Underground utilities; Water available
• Home design: One-level home; Frame construction with HardiPlank-type siding; Metal roof; Concrete perimeter foundation; Resale property
• Construction: Frame construction; HardiPlank-type siding; Metal roof; Concrete perimeter foundation; Outbuilding/storage structure
• Exterior features: Private yard; Storage/outbuilding; Deck; Front porch; Back yard fencing (chain link, fenced)

Interior

• Kitchen: White cabinets; Solid surface countertops; Breakfast bar; Eat-in kitchen; Open concept dining area; Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom on the main level; Primary bathroom with separate tub and shower
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Double pane windows; No shared/common walls; Other interior features
• Laundry & utility: Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $48 ($578/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 $165k (14.1% below list).
• Recommended offer: $165k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% in Shannon — 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 64/100 on livability (#264 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Floyd County (rural): math 41% / reading 40% proficiency, ranked #45 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Model Elementary School (math 50% / reading 48%, grade D, #280 of 1,228 statewide, top 23%, 489 students, 56% FRL); Model Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 519 students, 41% FRL); Model High (math 36% / reading 43%, grade F, #57 of 424 statewide, top 13%, 912 students, 32% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 412 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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.
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $165,359 (14.1% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $238,728
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Burlington Rd NE	0.22mi	3/2.0	1,175 (-0%)	12mo	$225,000	$191	75
89 New Hermitage Rd NE	0.27mi	3/1.0	1,120 (-5%)	20mo	$105,000	$94	63
20 Cinnamon Ln	0.43mi	3/2.0	1,229 (+4%)	13mo	$250,000	$203	58
4843 Calhoun Rd NE	0.66mi	3/2.0	1,100 (-6%)	3mo	$259,900	$236	52

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.58×
• Total profit: $-22,506
• Equity at exit: $28,702

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $9,020
• Equity at exit: $16,644

Cash invested: $53,900 (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 30161

• Rents YoY: 6.3%
• Active inventory: 412
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$1,009
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $48

Break-even live

Break-even rent $1,593

Max offer price $192,500

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $103	+0% $48	+5% $-6	+10% $-61
Rent	-10% $-82	-5% $-17	+0% $48	+5% $114	+10% $179
Rate	-1.0pp $145	-0.5pp $97	base $48	+0.5pp $-2	+1.0pp $-52

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Pierce Hill Rd NE Rome, GA	3.0	2.0	1500	$2,000	$1.33	45d	1	0.77mi
439 Pinson Rd NE Rome, GA	2.0	1.0	880	$1,195	$1.36	7d	1	1.39mi

Listing history 46 events

1. 2026-06-17
   status $192,500 Pending 25 DOM
2. 2026-06-16
   days on market $192,500 Active Under Contract 25 DOM
3. 2026-06-15
   status $192,500 Active Under Contract 24 DOM
4. 2026-06-15
   days on market $192,500 Active 24 DOM
5. 2026-06-14
   days on market $192,500 Active 22 DOM
6. 2026-06-13
   days on market $192,500 Active 21 DOM
7. 2026-06-10
   days on market $192,500 Active 19 DOM
8. 2026-06-09
   days on market $192,500 Active 18 DOM
9. 2026-06-08
   days on market $192,500 Active 17 DOM
10. 2026-06-07
    days on market $192,500 Active 16 DOM
11. 2026-06-03
    days on market $192,500 Active 12 DOM
12. 2026-06-02
    days on market $192,500 Active 11 DOM
13. 2026-06-01
    days on market $192,500 Active 10 DOM
14. 2026-05-31
    days on market $192,500 Active 9 DOM
15. 2026-05-30
    days on market $192,500 Active 8 DOM
16. 2026-05-08
    listed $192,500 Active
17. 2023-12-28
    soldstatus $202,000 Closed 398-char remark

    Show marketing remark (583 chars)

    If you are looking for a renovated home in the Model school district, this is it! The inviting brand new porch is just the beginning of the many beautifully done upgrades. From the open concept layout, with new flooring, granite countertops, new cabinets, and new stainless steel appliances. The bedrooms are nicely sized and a large elegant bathroom. When you step out the back door, the perfect place to relax on the new large back deck. A 12X20 garage rated shed and raised garden beds for all to enjoy! Call me today for your private showing and to make this house your new home.

18. 2023-12-28
    soldstatus $202,000 Sold 583-char remark

    Show marketing remark (583 chars)

    If you are looking for a renovated home in the Model school district, this is it! The inviting brand new porch is just the beginning of the many beautifully done upgrades. From the open concept layout, with new flooring, granite countertops, new cabinets, and new stainless steel appliances. The bedrooms are nicely sized and a large elegant bathroom. When you step out the back door, the perfect place to relax on the new large back deck. A 12X20 garage rated shed and raised garden beds for all to enjoy! Call me today for your private showing and to make this house your new home.

19. 2023-11-24
    status Under Contract 583-char remark

    Show marketing remark (583 chars)

    If you are looking for a renovated home in the Model school district, this is it! The inviting brand new porch is just the beginning of the many beautifully done upgrades. From the open concept layout, with new flooring, granite countertops, new cabinets, and new stainless steel appliances. The bedrooms are nicely sized and a large elegant bathroom. When you step out the back door, the perfect place to relax on the new large back deck. A 12X20 garage rated shed and raised garden beds for all to enjoy! Call me today for your private showing and to make this house your new home.

20. 2023-11-21
    status Pending 398-char remark

    Show marketing remark (398 chars)

    Beautiful move in ready, recently renovated home. 3 bedroom 1 bathroom. kitchen custom made by Koville with new stainless steel appliances. Elegant updated bathroom. Front porch and back deck are new, perfect for hosting parties or enjoying some quiet time. Brand new 12X20 garage rated shed that matches the home along with multiple raised garden beds for the green thumb or the beginner gardener.

21. 2023-10-04
    listed $200,000 Active 398-char remark

    Show marketing remark (583 chars)

    If you are looking for a renovated home in the Model school district, this is it! The inviting brand new porch is just the beginning of the many beautifully done upgrades. From the open concept layout, with new flooring, granite countertops, new cabinets, and new stainless steel appliances. The bedrooms are nicely sized and a large elegant bathroom. When you step out the back door, the perfect place to relax on the new large back deck. A 12X20 garage rated shed and raised garden beds for all to enjoy! Call me today for your private showing and to make this house your new home.

22. 2023-10-04
    listed $200,000 New 583-char remark

    Show marketing remark (583 chars)

    If you are looking for a renovated home in the Model school district, this is it! The inviting brand new porch is just the beginning of the many beautifully done upgrades. From the open concept layout, with new flooring, granite countertops, new cabinets, and new stainless steel appliances. The bedrooms are nicely sized and a large elegant bathroom. When you step out the back door, the perfect place to relax on the new large back deck. A 12X20 garage rated shed and raised garden beds for all to enjoy! Call me today for your private showing and to make this house your new home.

23. 2022-11-28
    soldstatus $189,900
24. 2022-11-25
    soldstatus $189,900 Sold
25. 2022-11-23
    soldstatus $189,900 Closed
26. 2022-11-04
    status Pending
27. 2022-10-30
    status Under Contract
28. 2022-10-30
    historical Active Under Contract
29. 2022-10-27
    price $189,900
30. 2022-10-27
    price $189,900
31. 2022-10-12
    price $195,000
32. 2022-10-12
    price $195,000
33. 2022-10-07
    price $205,000
34. 2022-10-07
    price $205,000
35. 2022-09-30
    listed $215,000 New
36. 2022-09-30
    listed $215,000 Active
37. 2021-10-01
    soldstatus $50,000
38. 2021-09-20
    soldstatus $50,000 Closed
39. 2021-08-25
    status Pending
40. 2021-08-21
    historical Active Under Contract
41. 2021-08-06
    status Active
42. 2021-08-06
    status Pending
43. 2021-08-02
    historical Active Under Contract
44. 2021-07-23
    listed $52,500 Active
45. 1999-05-05
    soldstatus $36,600
46. 1998-10-13
    soldstatus $200,000

ⓘ 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: $2,021 · $168/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $19,843
• − Mortgage interest: −$10,783
• − Property taxes: −$2,021
• − Insurance: −$962
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$5,600
• Taxable loss: −$2,698
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $1,226/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: Floyd County
• NCES district ID: 1302190
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $47,083
• Composite: 34.64/100
• National rank: #5143
• State rank: #45 of 174 in GA

Livability — Shannon

• Score: 64/100
• State rank: #264
• US rank: #14408

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shannon, GA
• County: Floyd County · 77,706 people
• Metro: Rome, GA
• Population (ZIP): 34,705
• Household income: $61,667
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1104.0

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 96,321 people
• By 2030: 95,532 · -0.8%
• By 2040: 93,332 · -3.1%
• By 2050: 90,850 · -5.7%
• By 2075: 84,989 · -11.8%
• By 2100: 76,097 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+42.0) · D 28.8% · R 70.7%
• 2008→2024 swing: -5.6pp toward R · 2008: -36.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+41.1 2016: R+43.5 2012: R+39.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.06%
• Current HPI: 257.8168
• Rent YoY: ▲ 6.28%
• Metro: Rome, 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

-3.8% since first listed

31 events — show timeline

• 2026-05-08 Listed $192,500 FMLS
• 2023-12-28 Sold (MLS) $202,000 GAMLS
• 2023-12-28 Sold (MLS) $202,000 FMLS
• 2023-11-24 Pending — GAMLS
• 2023-11-21 Pending — FMLS
• 2023-10-04 Listed $200,000 GAMLS
• 2023-10-04 Listed $200,000 FMLS
• 2022-11-28 Sold (Public Records) $189,900 Public Records
• 2022-11-25 Sold (MLS) $189,900 GAMLS
• 2022-11-23 Sold (MLS) $189,900 FMLS
• 2022-11-04 Pending — FMLS
• 2022-10-30 Pending — GAMLS
• 2022-10-30 Contingent — FMLS
• 2022-10-27 Price Changed $189,900 GAMLS
• 2022-10-27 Price Changed $189,900 FMLS
• 2022-10-12 Price Changed $195,000 FMLS
• 2022-10-12 Price Changed $195,000 GAMLS
• 2022-10-07 Price Changed $205,000 FMLS
• 2022-10-07 Price Changed $205,000 GAMLS
• 2022-09-30 Listed $215,000 FMLS
• 2022-09-30 Listed $215,000 GAMLS
• 2021-10-01 Sold (Public Records) $50,000 Public Records
• 2021-09-20 Sold (MLS) $50,000 FMLS
• 2021-08-25 Pending — FMLS
• 2021-08-21 Contingent — FMLS
• 2021-08-06 Relisted — FMLS
• 2021-08-06 Pending — FMLS
• 2021-08-02 Contingent — FMLS
• 2021-07-23 Listed $52,500 FMLS
• 1999-05-05 Sold (Public Records) $36,600 Public Records
• 1998-10-13 Sold (Public Records) $200,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $2,021 · +7.5% YoY. Source: county tax records.