621 Cardinal Rd SE · Calhoun, GA 30701

$59,900

1 bd · 1.0 ba · 780 sqft · Manufactured public records · 30 Days on market

Built 1970 0.89 ac lot $77/sqft · 73% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE FIXER-UPPER ON TWO LOTS! Calling all investors and DIY homeowners! This property offers two side-by-side lots offering plenty of space and privacy, nestled just off of Dews Pond Road. Bring your vision to this 3-bedroom, 1-bath mobile home situated on 0.89+/- acres. Whether you're dreaming of restoring the existing structure seeking a spacious lot to craft your custom sanctuary, this property offers the perfect canvas. Brimming with potential just waiting to be unlocked. Act now — your dream project awaits! (Sold as-is, cash only)

Key facts

• Custom sanctuary
• Existing structure
• 0.89 acres

Tags

• TWO SIDE-BY-SIDE LOTS
• 0.89 ACRES
• EXISTING STRUCTURE
• CUSTOM SANCTUARY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.3% 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.
• 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.
• Market conditions: Rents rising (+1.5%/yr); 398 active listings in the ZIP; 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 2.03% ✓
• Cap rate: 18.30%
• Cash-on-cash: 42.87%
• DSCR: 2.91
• GRM: 4.1

CMA / ARV

• ARV (median comp): $225,515
• List price: $59,900
• Delta: -73.44%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.1%
• Equity multiple: 2.59×
• Total profit: $26,680
• Equity at exit: $8,931

10-year hold

• IRR: 43.9%
• Equity multiple: 4.89×
• Total profit: $65,298
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $599

Break-even live

Break-even rent $457

Max offer price $59,900

Occupancy floor 46%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-17
   status Pending 553-char remark

   Show marketing remark (553 chars)

   AFFORDABLE FIXER-UPPER ON TWO LOTS! Calling all investors and DIY homeowners! This property offers two side-by-side lots offering plenty of space and privacy, nestled just off of Dews Pond Road. Bring your vision to this 3-bedroom, 1-bath mobile home situated on 0.89+/- acres. Whether you're dreaming of restoring the existing structure seeking a spacious lot to craft your custom sanctuary, this property offers the perfect canvas. Brimming with potential just waiting to be unlocked. Act now — your dream project awaits! (Sold as-is, cash only)

2. 2026-05-06
   price $59,900

   Show marketing remark (553 chars)

   AFFORDABLE FIXER-UPPER ON TWO LOTS! Calling all investors and DIY homeowners! This property offers two side-by-side lots offering plenty of space and privacy, nestled just off of Dews Pond Road. Bring your vision to this 3-bedroom, 1-bath mobile home situated on 0.89+/- acres. Whether you're dreaming of restoring the existing structure seeking a spacious lot to craft your custom sanctuary, this property offers the perfect canvas. Brimming with potential just waiting to be unlocked. Act now — your dream project awaits! (Sold as-is, cash only)

3. 2026-05-06
   price $59,900 553-char remark

   Show marketing remark (553 chars)

   AFFORDABLE FIXER-UPPER ON TWO LOTS! Calling all investors and DIY homeowners! This property offers two side-by-side lots offering plenty of space and privacy, nestled just off of Dews Pond Road. Bring your vision to this 3-bedroom, 1-bath mobile home situated on 0.89+/- acres. Whether you're dreaming of restoring the existing structure seeking a spacious lot to craft your custom sanctuary, this property offers the perfect canvas. Brimming with potential just waiting to be unlocked. Act now — your dream project awaits! (Sold as-is, cash only)

4. 2026-04-30
   status Active 553-char remark

   Show marketing remark (553 chars)

   AFFORDABLE FIXER-UPPER ON TWO LOTS! Calling all investors and DIY homeowners! This property offers two side-by-side lots offering plenty of space and privacy, nestled just off of Dews Pond Road. Bring your vision to this 3-bedroom, 1-bath mobile home situated on 0.89+/- acres. Whether you're dreaming of restoring the existing structure seeking a spacious lot to craft your custom sanctuary, this property offers the perfect canvas. Brimming with potential just waiting to be unlocked. Act now — your dream project awaits! (Sold as-is, cash only)

5. 2026-04-20
   status Pending 553-char remark

   Show marketing remark (553 chars)

   AFFORDABLE FIXER-UPPER ON TWO LOTS! Calling all investors and DIY homeowners! This property offers two side-by-side lots offering plenty of space and privacy, nestled just off of Dews Pond Road. Bring your vision to this 3-bedroom, 1-bath mobile home situated on 0.89+/- acres. Whether you're dreaming of restoring the existing structure seeking a spacious lot to craft your custom sanctuary, this property offers the perfect canvas. Brimming with potential just waiting to be unlocked. Act now — your dream project awaits! (Sold as-is, cash only)

6. 2026-04-14
   listed $79,900 Active 553-char remark

   Show marketing remark (553 chars)

   AFFORDABLE FIXER-UPPER ON TWO LOTS! Calling all investors and DIY homeowners! This property offers two side-by-side lots offering plenty of space and privacy, nestled just off of Dews Pond Road. Bring your vision to this 3-bedroom, 1-bath mobile home situated on 0.89+/- acres. Whether you're dreaming of restoring the existing structure seeking a spacious lot to craft your custom sanctuary, this property offers the perfect canvas. Brimming with potential just waiting to be unlocked. Act now — your dream project awaits! (Sold as-is, cash only)

7. 2026-04-13
   listed $79,900 Active
8. 2021-08-31
   soldstatus $171,010
9. 2009-02-10
   soldstatus $25,000

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $551 · $46/mo
• Expected delta: +$285/yr (+$24/mo · 106.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,589
• − Mortgage interest: −$3,355
• − Property taxes: −$267
• − Insurance: −$300
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$1,743
• Taxable income: $6,591
• Est. tax owed @ 24.0%: −$1,582
• After-tax cash flow: $5,608/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

+139.6% since first listed

9 events — show timeline

• 2026-05-17 Pending — FMLS
• 2026-05-06 Price Changed $59,900 NEGBOR
• 2026-05-06 Price Changed $59,900 FMLS
• 2026-04-30 Relisted — FMLS
• 2026-04-20 Pending — FMLS
• 2026-04-14 Listed $79,900 FMLS
• 2026-04-13 Listed $79,900 NEGBOR
• 2021-08-31 Sold (Public Records) $171,010 Public Records
• 2009-02-10 Sold (Public Records) $25,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $267 · +0.0% YoY. Source: county tax records.