511 Circle Dr · Calhoun, GA 30701

$254,987

3 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 137 Days on market

Built 2006 0.47 ac lot Est $203k · 25% over

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Why this score? — see what drove the F 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 +12.9/30.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HomeSteps Freddie Mac Foreclosure. First Look Initiative. 07/01/2014-07/21/2014. No investor offers considered during this period. Seller will pay up to $500 toward home warranty of buyers choice, no credits given for unused amounts. One level easy maintenance ranch home with open great room/kitchen and three good sized bedrooms and two full baths. HomeSteps financing is avaiable.

Key facts

• Pantry
• His and her closets
• Lvp flooring

Tags

• OPEN CONCEPT LIVING ROOM
• WOOD STAINED CABINETS
• BREAKFAST BAR
• PANTRY
• LVP FLOORING
• HIS AND HER CLOSETS

Property features AI

Finance

• Other: Lot size about 0.47 acre; Subdivision: Morningside Add C40-C41-C42
• HOA & community: No HOA; No association fees

Exterior

• Parking: Garage with garage door opener; Total parking spaces: 1
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family house; Resale property; Entry level: One story
• Construction: Built in 2006; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Patio; City lot

Interior

• Kitchen: Breakfast bar; Pantry; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; No common walls; One level
• Laundry & utility: Laundry area in the garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-18 ($-211/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (21.5% below list).
• Recommended offer: $200k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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-, 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: Belwood Elementary School (math 47% / reading 42%, grade F, #336 of 1,228 statewide, top 29%, 518 students, 63% 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: Rents rising (+1.5%/yr); 398 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.
• Current owner paid $71k; list at $255k implies a 260% gain — meaningful room to come down on a strong offer.

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 $200,276 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $203,406
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Jeep St	0.14mi	3/2.0	1,222 (+0%)	14mo	$169,000	$138	81
132 Peters St	0.26mi	3/1.0	1,142 (-6%)	3mo	$90,000	$79	71
900 E May St	0.29mi	3/1.0	1,200 (-2%)	15mo	$195,990	$163	68
119 Telfair St	0.35mi	4/2.0 (+1)	1,284 (+5%)	4mo	$215,000	$167	67
123 Deer Park Ln	0.57mi	3/1.0	1,216 (-0%)	3mo	$250,000	$206	67
508 E May St	0.17mi	3/2.0	1,344 (+10%)	23mo	$200,000	$149	56
105 S Louise Ave	0.69mi	3/1.0	1,099 (-10%)	14mo	$215,000	$196	36
121 Victory Dr	0.63mi	2/1.0 (-1)	1,051 (-14%)	23mo	$214,900	$204	20

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-45,406
• Equity at exit: $38,019

10-year hold

• IRR: -13.5%
• Equity multiple: 0.26×
• Total profit: $-52,816
• Equity at exit: $22,047

Cash invested: $71,396 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-18

Break-even live

Break-even rent $2,025

Max offer price $251,888

Occupancy floor 96%

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: $63,747
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Harvest Grove Ln Calhoun, GA	2.0–3.0	2.0–3.0	1422	$1,940	$1.36	5d	6	0.84mi
415 Curtis Pkwy SE Calhoun, GA	1.0–3.0	1.0–2.0	1044	$1,898	$1.82	20d	25	0.90mi

Listing history 34 events

1. 2026-06-19
   days on market $254,987 Active 137 DOM
2. 2026-06-18
   days on market $254,987 Active 136 DOM
3. 2026-06-17
   days on market $254,987 Active 135 DOM
4. 2026-06-16
   days on market $254,987 Active 134 DOM
5. 2026-06-15
   days on market $254,987 Active 133 DOM
6. 2026-06-14
   days on market $254,987 Active 131 DOM
7. 2026-06-13
   days on market $254,987 Active 130 DOM
8. 2026-06-10
   days on market $254,987 Active 128 DOM
9. 2026-06-09
   days on market $254,987 Active 127 DOM
10. 2026-06-08
    days on market $254,987 Active 126 DOM
11. 2026-06-07
    days on market $254,987 Active 125 DOM
12. 2026-06-03
    days on market $254,987 Active 121 DOM
13. 2026-06-02
    days on market $254,987 Active 120 DOM
14. 2026-06-01
    days on market $254,987 Active 119 DOM
15. 2026-05-31
    days on market $254,987 Active 118 DOM
16. 2026-05-30
    days on market $254,987 Active 117 DOM
17. 2026-05-16
    status Back On Market
18. 2026-05-16
    status Active
19. 2026-04-16
    historical On Hold
20. 2026-04-08
    price $254,987
21. 2026-04-08
    price $254,987
22. 2025-12-27
    listed $260,000 Active
23. 2025-12-27
    listed $260,000 New
24. 2014-12-11
    soldstatus $70,800
25. 2014-09-10
    price $70,500 386-char remark

    Show marketing remark (386 chars)

    HomeSteps Freddie Mac Foreclosure. First Look Initiative. 07/01/2014-07/21/2014. No investor offers considered during this period. Seller will pay up to $500 toward home warranty of buyers choice, no credits given for unused amounts. One level easy maintenance ranch home with open great room/kitchen and three good sized bedrooms and two full baths. HomeSteps financing is avaiable.

26. 2014-09-10
    historical 386-char remark

    Show marketing remark (386 chars)

    HomeSteps Freddie Mac Foreclosure. First Look Initiative. 07/01/2014-07/21/2014. No investor offers considered during this period. Seller will pay up to $500 toward home warranty of buyers choice, no credits given for unused amounts. One level easy maintenance ranch home with open great room/kitchen and three good sized bedrooms and two full baths. HomeSteps financing is avaiable.

27. 2014-09-05
    soldstatus $70,500 Sold 386-char remark

    Show marketing remark (386 chars)

    HomeSteps Freddie Mac Foreclosure. First Look Initiative. 07/01/2014-07/21/2014. No investor offers considered during this period. Seller will pay up to $500 toward home warranty of buyers choice, no credits given for unused amounts. One level easy maintenance ranch home with open great room/kitchen and three good sized bedrooms and two full baths. HomeSteps financing is avaiable.

28. 2014-09-05
    price $74,900 386-char remark

    Show marketing remark (386 chars)

    HomeSteps Freddie Mac Foreclosure. First Look Initiative. 07/01/2014-07/21/2014. No investor offers considered during this period. Seller will pay up to $500 toward home warranty of buyers choice, no credits given for unused amounts. One level easy maintenance ranch home with open great room/kitchen and three good sized bedrooms and two full baths. HomeSteps financing is avaiable.

29. 2014-08-19
    status Pending 386-char remark

    Show marketing remark (386 chars)

    HomeSteps Freddie Mac Foreclosure. First Look Initiative. 07/01/2014-07/21/2014. No investor offers considered during this period. Seller will pay up to $500 toward home warranty of buyers choice, no credits given for unused amounts. One level easy maintenance ranch home with open great room/kitchen and three good sized bedrooms and two full baths. HomeSteps financing is avaiable.

30. 2014-08-14
    historical Contingent - Due Diligence 386-char remark

    Show marketing remark (386 chars)

    HomeSteps Freddie Mac Foreclosure. First Look Initiative. 07/01/2014-07/21/2014. No investor offers considered during this period. Seller will pay up to $500 toward home warranty of buyers choice, no credits given for unused amounts. One level easy maintenance ranch home with open great room/kitchen and three good sized bedrooms and two full baths. HomeSteps financing is avaiable.

31. 2014-07-01
    listed $74,900 Active 386-char remark

    Show marketing remark (386 chars)

    HomeSteps Freddie Mac Foreclosure. First Look Initiative. 07/01/2014-07/21/2014. No investor offers considered during this period. Seller will pay up to $500 toward home warranty of buyers choice, no credits given for unused amounts. One level easy maintenance ranch home with open great room/kitchen and three good sized bedrooms and two full baths. HomeSteps financing is avaiable.

32. 2006-11-03
    soldstatus $101,000
33. 2005-11-15
    soldstatus $90,000
34. 2005-11-15
    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: $1,876 · $156/mo
• Projected year-2 tax: $2,346 · $195/mo
• Expected delta: +$470/yr (+$39/mo · 25.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,033
• − Mortgage interest: −$14,283
• − Property taxes: −$1,876
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$7,418
• Taxable loss: −$4,664
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $909/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

+183.3% since first listed

18 events — show timeline

• 2026-05-16 Relisted — GAMLS
• 2026-05-16 Relisted — FMLS
• 2026-04-16 Delisted — GAMLS
• 2026-04-08 Price Changed $254,987 GAMLS
• 2026-04-08 Price Changed $254,987 FMLS
• 2025-12-27 Listed $260,000 GAMLS
• 2025-12-27 Listed $260,000 FMLS
• 2014-12-11 Sold (Public Records) $70,800 Public Records
• 2014-09-10 Price Changed $70,500 FMLS
• 2014-09-10 Listing Removed — FMLS
• 2014-09-05 Price Changed $74,900 FMLS
• 2014-09-05 Sold (MLS) $70,500 FMLS
• 2014-08-19 Pending — FMLS
• 2014-08-14 Contingent — FMLS
• 2014-07-01 Listed $74,900 FMLS
• 2006-11-03 Sold (Public Records) $101,000 Public Records
• 2005-11-15 Sold (Public Records) $50,000 Public Records
• 2005-11-15 Sold (Public Records) $90,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,876 · +3.8% YoY. Source: county tax records.