389 Mount Vernon Dr · Calhoun, GA 30701

$154,900

1 bd · 1.0 ba · 1,051 sqft · Condo public records · 181 Days on market

Built 1997 $133/mo HOA · 10% of rent

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Why this score? — see what drove the D- 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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy Living in a Highly Sought-After Community Condo living equals easy living—and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you’ll love.

Key facts

• Screened-in porch
• Clubhouse
• Tennis courts

Tags

• SUNROOM
• SCREENED-IN PORCH
• CLUBHOUSE
• TENNIS COURTS
• SWIMMING POOL
• RECENTLY RENOVATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (17.2% below list).
• Recommended offer: $128k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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.
• Market conditions: Rents rising (+1.5%/yr); 398 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).

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 181 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $155k implies a 177% 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 $128,329 (17.2% 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 181 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.22×
• Total profit: $-33,681
• Equity at exit: $23,096

10-year hold

• IRR: -21.7%
• Equity multiple: -0.04×
• Total profit: $-45,251
• Equity at exit: $13,393

Cash invested: $43,372 (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: 398
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$812
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$65
• HOA: −$133
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-106

Break-even live

Break-even rent $1,418

Max offer price $136,116

Occupancy floor —

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Viking Dr Calhoun, GA	2.0	2.0	1100	$1,500	$1.36	43d	1	0.20mi
465 Red Bud Rd NE Calhoun, GA	1.0–2.0	1.0–1.5	888	$895	$1.01	43d	4	0.65mi
461 Jolly Rd NW Calhoun, GA	2.0	1.5	1008	$995	$0.99	43d	1	0.88mi
212 Chandler St Unit 2 Calhoun, GA	1.0	1.0	972	$975	$1.00	43d	1	1.07mi
258 Forrest Ave Calhoun, GA	2.0	1.5	780	$1,090	$1.40	23d	1	1.15mi

HOA detail condo

• Monthly dues: $133 · $1,596/yr
• Likely covers: exterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-05
   days on market $154,900 Active 181 DOM
2. 2026-06-03
   days on market $154,900 Active 180 DOM
3. 2026-06-02
   days on market $154,900 Active 179 DOM
4. 2026-06-01
   days on market $154,900 Active 178 DOM
5. 2026-05-31
   days on market $154,900 Active 177 DOM
6. 2026-05-30
   days on market $154,900 Active 176 DOM
7. 2026-05-01
   price $154,900 1018-char remark

   Show marketing remark (1006 chars)

   Easy Living in a Highly Sought-After Community Condo living equals easy living-and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you'll love.

8. 2026-05-01
   price $154,900 1006-char remark

   Show marketing remark (1006 chars)

   Easy Living in a Highly Sought-After Community Condo living equals easy living-and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you'll love.

9. 2026-04-07
   price $159,900 1006-char remark

   Show marketing remark (1006 chars)

   Easy Living in a Highly Sought-After Community Condo living equals easy living-and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you'll love.

10. 2026-04-04
    price $159,900 1018-char remark

    Show marketing remark (1018 chars)

    Easy Living in a Highly Sought-After Community Condo living equals easy living—and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you’ll love.

11. 2026-02-26
    price $164,900 1006-char remark

    Show marketing remark (1018 chars)

    Easy Living in a Highly Sought-After Community Condo living equals easy living—and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you’ll love.

12. 2026-02-26
    price $164,900 1018-char remark

    Show marketing remark (1018 chars)

    Easy Living in a Highly Sought-After Community Condo living equals easy living—and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you’ll love.

13. 2026-01-08
    price $169,900 1006-char remark

    Show marketing remark (1018 chars)

    Easy Living in a Highly Sought-After Community Condo living equals easy living—and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you’ll love.

14. 2026-01-08
    price $169,900 1018-char remark

    Show marketing remark (1018 chars)

    Easy Living in a Highly Sought-After Community Condo living equals easy living—and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you’ll love.

15. 2025-12-05
    listed $172,000 New 1006-char remark

    Show marketing remark (1018 chars)

    Easy Living in a Highly Sought-After Community Condo living equals easy living—and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you’ll love.

16. 2025-12-05
    listed $172,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    Easy Living in a Highly Sought-After Community Condo living equals easy living—and this well-established, highly sought-after community makes it even better. This lower-level, one-bedroom condo features both a cozy sunroom and a screened-in porch, offering the perfect blend of indoor comfort and outdoor enjoyment. Located in Heritage Hills, residents appreciate the convenience, walkability, and peaceful atmosphere this community provides. Amenities include exterior maintenance, a clubhouse, tennis courts, and a refreshing swimming pool- everything you need for low-maintenance, enjoyable living. Inside, the condo has been recently renovated with fresh paint and new light LVP flooring throughout, giving the space a bright, modern feel. And best of all, this home is as affordable than rent while investing in yourself, making it a smart and budget-friendly opportunity for buyers. Move-in ready and perfectly located, this condo offers comfort, convenience, and a lifestyle you’ll love.

17. 1998-01-16
    soldstatus $56,000

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$102/yr (+$8/mo · 7.7%)

ⓘ 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 4/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,399
• − Mortgage interest: −$8,677
• − Property taxes: −$1,323
• − Insurance: −$774
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − HOA: −$1,596
• − Depreciation: −$4,506
• Taxable loss: −$3,941
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $-330/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

+176.6% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $154,900 FMLS
• 2026-05-01 Price Changed $154,900 GAMLS
• 2026-04-07 Price Changed $159,900 GAMLS
• 2026-04-04 Price Changed $159,900 FMLS
• 2026-02-26 Price Changed $164,900 GAMLS
• 2026-02-26 Price Changed $164,900 FMLS
• 2026-01-08 Price Changed $169,900 GAMLS
• 2026-01-08 Price Changed $169,900 FMLS
• 2025-12-05 Listed $172,000 FMLS
• 2025-12-05 Listed $172,000 GAMLS
• 1998-01-16 Sold (Public Records) $56,000 Public Records

Property tax history

+17.4%/yr

Latest (2025): $1,323 · +236.3% YoY. Source: county tax records.