The McGinnis Plan · Calhoun, GA 30701

$270,900

4 bd · 2.5 ba · 2,372 sqft · SingleFamily · 232 Days on market

Excellent condition

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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).

• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The McGinnis is a two-story plan with a welcoming wide entry leading to a traditional dining room perfect for entertaining. The kitchen and family room live to the rear of the home, with convenient access to the yard. Upstairs, you'll find the spacious owner's suite and three secondary bedrooms, each with walk-in closets. A large secondary bathroom and ample laundry room are located off the open loft. For flexible living, a study or fifth bedroom and full bath are optional on the first floor.

Key facts

• Access to the yard
• Walk-in closets
• Wide entry

Tags

• WIDE ENTRY
• TRADITIONAL DINING ROOM
• KITCHEN AND FAMILY ROOM
• ACCESS TO THE YARD
• OWNER'S SUITE
• WALK-IN CLOSETS

🏗️ New construction. The $270,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,950.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $271k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-623 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (33.9% below list).
• Recommended offer: $179k (33.9% below list) — sets the bar for 1% rule.

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: Sonoraville Elementary (math 57% / reading 42%, grade D, #264 of 1,228 statewide, top 23%, 618 students, 53% FRL); Red Bud Middle School (math 32% / reading 34%, grade F, #213 of 470 statewide, top 47%, 824 students, 54% FRL); Sonoraville High School (math 24% / reading 44%, grade F, #93 of 424 statewide, top 23%, 1,142 students, 49% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 500 active listings in the ZIP; 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,176 (33.9% 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 232 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.61% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.05%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $294,950
• List price: $270,900
• Delta: -8.15%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Saddle Ridge Trl	0.00mi	4/3.0	2,115 (-11%)	2mo	$314,900	$149	79
135 Grist Mill Ln SE	1.47mi	4/3.0	2,224 (-6%)	2mo	$340,000	$153	51
193 Farmington Dr SE	1.12mi	4/3.0	2,306 (-3%)	10mo	$340,000	$147	50
360 Johnson Rd SE	1.42mi	4/2.0	2,298 (-3%)	11mo	$500,000	$218	49
190 Woodford Way SE	1.49mi	4/3.0	2,575 (+9%)	4mo	$355,000	$138	45
5734 Fairmount Hwy SE	0.69mi	4/2.5	2,079 (-12%)	8mo	$220,000	$106	41
221 Hunters Xing SE	1.33mi	4/3.0	1,811 (-24%)	8mo	$285,000	$157	31
219 Orchard Way SE	1.44mi	4/3.0	1,931 (-19%)	8mo	$322,500	$167	31
248 Erwin Rd SE	1.48mi	3/2.0 (-1)	1,816 (-23%)	2mo	$555,500	$306	31
166 Woodford Way SE	1.45mi	5/3.0 (+1)	2,693 (+14%)	6mo	$376,500	$140	31
145 Water Wheel Ln SE	1.43mi	3/2.0 (-1)	1,836 (-23%)	5mo	$299,900	$163	29
323 Mason Rd SE	1.02mi	3/3.0 (-1)	1,838 (-22%)	10mo	$299,500	$163	24

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: -34.0%
• Equity multiple: -0.09×
• Total profit: $-90,031
• Equity at exit: $43,978

10-year hold

• IRR: -52.7%
• Equity multiple: -0.69×
• Total profit: $-139,706
• Equity at exit: $25,502

Cash invested: $82,586 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 2 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $271,400 ($126/sqft)
• Median days on market: 232 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -1.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30701

• Home prices YoY: -24.4%
• Rents YoY: 1.5%
• Active inventory: 500
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,792 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-623

Break-even live

Break-even rent $2,580

Max offer price $204,824

Occupancy floor —

Sensitivity live

Price	-10% $-419	-5% $-521	+0% $-623	+5% $-725	+10% $-827
Rent	-10% $-764	-5% $-694	+0% $-623	+5% $-552	+10% $-481
Rate	-1.0pp $-474	-0.5pp $-548	base $-623	+0.5pp $-699	+1.0pp $-777

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: $73,738
• Closing costs: $8,848
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $270,900 Active 232 DOM
2. 2026-08-07
   days on market $270,900 Active 231 DOM
3. 2026-08-06
   days on market $270,900 Active 230 DOM
4. 2026-08-05
   days on market $270,900 Active 229 DOM
5. 2026-08-04
   days on market $270,900 Active 228 DOM
6. 2026-08-03
   days on market $270,900 Active 227 DOM
7. 2026-07-31
   days on market $270,900 Active 224 DOM
8. 2026-07-29
   days on market $270,900 Active 222 DOM
9. 2026-07-27
   days on market $270,900 Active 220 DOM
10. 2026-07-25
    days on market $270,900 Active 218 DOM
11. 2026-07-24
    days on market $270,900 Active 217 DOM
12. 2026-07-23
    days on market $270,900 Active 216 DOM
13. 2026-07-22
    days on market $270,900 Active 215 DOM
14. 2026-07-21
    days on market $270,900 Active 214 DOM
15. 2026-07-18
    days on market $270,900 Active 211 DOM
16. 2026-07-16
    days on market $270,900 Active 209 DOM
17. 2026-07-16
    days on market $270,900 Active 208 DOM
18. 2026-07-14
    days on market $270,900 Active 207 DOM
19. 2026-07-13
    days on market $270,900 Active 206 DOM
20. 2026-07-12
    days on market $270,900 Active 205 DOM
21. 2026-07-11
    days on market $270,900 Active 204 DOM
22. 2026-07-10
    days on market $270,900 Active 203 DOM
23. 2026-07-09
    days on market $270,900 Active 202 DOM
24. 2026-07-08
    days on market $270,900 Active 201 DOM
25. 2026-07-07
    days on market $270,900 Active 200 DOM
26. 2026-07-06
    days on market $270,900 Active 199 DOM
27. 2026-07-05
    days on market $270,900 Active 198 DOM
28. 2026-07-04
    days on market $270,900 Active 197 DOM
29. 2026-07-03
    days on market $270,900 Active 196 DOM
30. 2026-07-02
    days on market $270,900 Active 195 DOM
31. 2026-07-01
    days on market $270,900 Active 194 DOM
32. 2026-06-30
    days on market $270,900 Active 193 DOM
33. 2026-06-29
    days on market $270,900 Active 192 DOM
34. 2026-06-28
    days on market $270,900 Active 191 DOM
35. 2026-06-28
    days on market $270,900 Active 190 DOM
36. 2026-06-27
    days on market $270,900 Active 189 DOM
37. 2026-06-26
    days on market $270,900 Active 188 DOM
38. 2026-06-23
    days on market $270,900 Active 185 DOM
39. 2026-06-21
    days on market $270,900 Active 184 DOM
40. 2026-06-19
    days on market $270,900 Active 182 DOM
41. 2026-06-18
    days on market $270,900 Active 181 DOM
42. 2026-06-17
    days on market $270,900 Active 180 DOM
43. 2026-06-16
    days on market $270,900 Active 179 DOM
44. 2026-06-15
    days on market $270,900 Active 178 DOM
45. 2026-06-14
    days on market $270,900 Active 176 DOM
46. 2026-06-13
    pricedays on market $270,900 Active 175 DOM
47. 2026-06-10
    days on market $285,900 Active 173 DOM
48. 2026-06-09
    days on market $285,900 Active 172 DOM
49. 2026-06-08
    days on market $285,900 Active 171 DOM
50. 2026-06-07
    days on market $285,900 Active 170 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,501
• − Mortgage interest: −$16,522
• − Property taxes: −$4,424
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$8,580
• Taxable loss: −$12,940
• Est. tax savings @ 24.0%: +$3,106
• After-tax cash flow: $-4,368/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with no visible repairs needed. It offers a welcoming entry, spacious living areas, and a well-maintained exterior. Updates to paint and landscaping, along with a smart home system, would significantly enhance its value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more drought-resistant plants — Improves curb appeal and reduces maintenance costs ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Sonoraville Elementary D GA #264/1,228 Nat'l #12,785/41,679 Middle Red Bud Middle School F GA #213/470 Nat'l #8,059/14,009 High Sonoraville High School F GA #93/424 Nat'l #10,121/17,239

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

C Composite livability gradescore 68/100

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 · 59,151 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: 13% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2025-12-19 Listed $285,900 Zillow