Walton IV A Plan · Calhoun, GA 30701

$231,280

4 bd · 2.0 ba · 1,564 sqft · SingleFamily · 497 Days on market

↓ 3% since listing

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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 +5.8/30.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A charming covered porch leads to a 4 Bedroom floor plan. The master Bedroom is split from the other Bedrooms by the spacious 'living center' of the house. The optional garage would provide a convenient entry to the home during bad weather or late nights. This plan would be a great addition to any location.

Key facts

• Listed 496 days

🏗️ New construction. The $231,280 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $287,246.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $231k.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (22.6% below list).
• Recommended offer: $179k (22.6% 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.
• 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.
• Zoned schools: Calhoun Primary School (879 students, 66% FRL); Calhoun Middle School (math 47% / reading 48%, grade C-, #84 of 470 statewide, top 19%, 623 students, 58% FRL); Calhoun High School (math 21% / reading 43%, grade F, #110 of 424 statewide, top 28%, 1,274 students, 55% FRL).
• Market conditions: Rents rising (+1.5%/yr); 402 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 497 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

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 $179,119 (22.6% 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 497 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.62% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.51%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $287,246
• List price: $231,280
• Delta: -19.48%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Blackwood Ct SE	0.55mi	4/2.0	1,586 (+1%)	2mo	$369,900	$233	71
210 Blackwood Pl SE	0.38mi	3/2.0 (-1)	1,572 (+0%)	11mo	$300,000	$191	67
120 SE Blackwood Ct SE	0.45mi	3/2.0 (-1)	1,504 (-4%)	8mo	$262,000	$174	60
127 Blackwood Ct SE	0.44mi	3/2.0 (-1)	1,692 (+8%)	18mo	$258,000	$152	46
4661 Fairmount Hwy SE	0.54mi	3/2.0 (-1)	1,460 (-7%)	23mo	$315,000	$216	40
206 Horizon Hills Rd SE	0.71mi	3/2.0 (-1)	1,344 (-14%)	4mo	$230,000	$171	35
142 Curtis Cir SE	0.63mi	3/2.0 (-1)	1,350 (-14%)	18mo	$267,500	$198	28

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: -32.9%
• Equity multiple: -0.06×
• Total profit: $-85,420
• Equity at exit: $42,829

10-year hold

• IRR: -48.9%
• Equity multiple: -0.63×
• Total profit: $-131,358
• Equity at exit: $24,836

Cash invested: $80,429 (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: 402
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$1,506
• Tax est. 1.5%: −$359 /mo · $4,309/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-570

Break-even live

Break-even rent $2,513

Max offer price $204,759

Occupancy floor —

Sensitivity live

Price	-10% $-372	-5% $-471	+0% $-570	+5% $-669	+10% $-769
Rent	-10% $-712	-5% $-641	+0% $-570	+5% $-499	+10% $-429
Rate	-1.0pp $-425	-0.5pp $-497	base $-570	+0.5pp $-644	+1.0pp $-720

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: $71,812
• Closing costs: $8,617
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $231,280 Active 497 DOM
2. 2026-06-19
   days on market $231,280 Active 495 DOM
3. 2026-06-18
   days on market $231,280 Active 494 DOM
4. 2026-06-17
   days on market $231,280 Active 493 DOM
5. 2026-06-16
   days on market $231,280 Active 492 DOM
6. 2026-06-16
   price $231,280 Active 491 DOM
7. 2026-06-15
   days on market $228,019 Active 491 DOM
8. 2026-06-14
   days on market $228,019 Active 489 DOM
9. 2026-06-12
   days on market $228,019 Active 488 DOM
10. 2026-06-09
    days on market $228,019 Active 485 DOM
11. 2026-06-08
    days on market $228,019 Active 484 DOM
12. 2026-06-07
    days on market $228,019 Active 483 DOM
13. 2026-06-05
    days on market $228,019 Active 480 DOM
14. 2026-06-03
    days on market $228,019 Active 479 DOM
15. 2026-06-02
    days on market $228,019 Active 478 DOM
16. 2026-06-01
    days on market $228,019 Active 477 DOM
17. 2026-05-31
    days on market $228,019 Active 476 DOM
18. 2026-05-30
    days on market $228,019 Active 475 DOM
19. 2025-09-02
    price $228,019 308-char remark

    Show marketing remark (308 chars)

    A charming covered porch leads to a 4 Bedroom floor plan. The master Bedroom is split from the other Bedrooms by the spacious 'living center' of the house. The optional garage would provide a convenient entry to the home during bad weather or late nights. This plan would be a great addition to any location.

20. 2025-02-10
    listed $235,971 Active 308-char remark

    Show marketing remark (308 chars)

    A charming covered porch leads to a 4 Bedroom floor plan. The master Bedroom is split from the other Bedrooms by the spacious 'living center' of the house. The optional garage would provide a convenient entry to the home during bad weather or late nights. This plan would be a great addition to any location.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $21,494
• − Mortgage interest: −$16,090
• − Property taxes: −$4,309
• − Insurance: −$1,436
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$8,356
• Taxable loss: −$12,136
• Est. tax savings @ 24.0%: +$2,913
• After-tax cash flow: $-3,928/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

-3.4% since first listed

2 events — show timeline

• 2025-09-02 Price Changed $228,019 Zillow
• 2025-02-10 Listed $235,971 Zillow