140 Green Row · Calhoun, GA 30701

$155,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 159 Days on market

Built 1925 10,018 sqft lot $163/sqft · 13% below area Est $178k · 13% under

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Why this score? — see what drove the C- 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 +17.5/30.0
• ARV discount +13.3/15.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

: Great Opportunity in Calhoun, GA! This 2-bedroom, 1-bath older home is full of potential for a buyer ready to make it their own or possible fix & flip. With some updates and repairs, it offers the chance to create a comfortable primary residence or a solid rental investment. Well-suited for a handy buyer who enjoys improving a home and adding personal style. Conveniently located near I-75, restaurants, schools, and everyday conveniences. The home will require work and is priced accordingly, presenting a great opportunity to build equity and long-term value.

Key facts

• Near i75
• Calhoun ga
• Schools

Tags

• CALHOUN GA
• NEAR I75
• RESTAURANTS
• SCHOOLS
• EVERYDAY CONVENIENCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (14.4% below list).
• Recommended offer: $133k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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-, 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 159 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,672 (14.4% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $177,939
• List price: $155,000
• Delta: -12.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Echota 4th St	0.33mi	2/1.0	1,016 (+7%)	6mo	$179,500	$177	68
600 3rd Shannon St	0.37mi	2/1.0	896 (-6%)	17mo	$159,900	$178	59
203 Terrier Dr	0.64mi	3/2.0 (+1)	1,092 (+15%)	2mo	$240,000	$220	35

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-19,581
• Equity at exit: $23,111

10-year hold

• IRR: -5.8%
• Equity multiple: 0.65×
• Total profit: $-15,288
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$813
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $118

Break-even live

Break-even rent $1,177

Max offer price $155,000

Occupancy floor 86%

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: $38,750
• Closing costs: $4,650
• 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	0.44mi
465 Red Bud Rd NE Calhoun, GA	1.0–2.0	1.0–1.5	888	$1,175	$1.32	43d	4	0.60mi
461 Jolly Rd NW Calhoun, GA	2.0	1.5	1008	$995	$0.99	43d	1	0.86mi
212 Chandler St Unit 2 Calhoun, GA	1.0	1.0	972	$975	$1.00	43d	1	0.90mi
258 Forrest Ave Calhoun, GA	2.0	1.5	780	$1,090	$1.40	23d	1	0.90mi

Listing history 19 events

1. 2026-06-19
   days on market $155,000 Active 159 DOM
2. 2026-06-18
   days on market $155,000 Active 158 DOM
3. 2026-06-17
   days on market $155,000 Active 157 DOM
4. 2026-06-16
   days on market $155,000 Active 156 DOM
5. 2026-06-15
   days on market $155,000 Active 155 DOM
6. 2026-06-14
   days on market $155,000 Active 153 DOM
7. 2026-06-12
   days on market $155,000 Active 152 DOM
8. 2026-06-09
   days on market $155,000 Active 149 DOM
9. 2026-06-08
   days on market $155,000 Active 148 DOM
10. 2026-06-07
    days on market $155,000 Active 147 DOM
11. 2026-06-05
    days on market $155,000 Active 144 DOM
12. 2026-06-03
    days on market $155,000 Active 143 DOM
13. 2026-06-02
    days on market $155,000 Active 142 DOM
14. 2026-06-01
    days on market $155,000 Active 141 DOM
15. 2026-05-31
    days on market $155,000 Active 140 DOM
16. 2026-05-30
    days on market $155,000 Active 139 DOM
17. 2026-01-12
    listed $155,000 Active 571-char remark

    Show marketing remark (571 chars)

    : Great Opportunity in Calhoun, GA! This 2-bedroom, 1-bath older home is full of potential for a buyer ready to make it their own or possible fix & flip. With some updates and repairs, it offers the chance to create a comfortable primary residence or a solid rental investment. Well-suited for a handy buyer who enjoys improving a home and adding personal style. Conveniently located near I-75, restaurants, schools, and everyday conveniences. The home will require work and is priced accordingly, presenting a great opportunity to build equity and long-term value.

18. 2026-01-11
    listed $155,000 Active 567-char remark

    Show marketing remark (567 chars)

    Great Opportunity in Calhoun, GA! This 2-bedroom, 1-bath older home is full of potential for a buyer ready to make it their own or possible fix & flip. With some updates and repairs, it offers the chance to create a comfortable primary residence or a solid rental investment. Well-suited for a handy buyer who enjoys improving a home and adding personal style. Conveniently located near I-75, restaurants, schools, and everyday conveniences. The home will require work and is priced accordingly, presenting a great opportunity to build equity and long-term value.

19. 2025-12-30
    listed $155,000 Active

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$795/yr (+$66/mo · 126.1%)

ⓘ 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 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: $15,921
• − Mortgage interest: −$8,682
• − Property taxes: −$631
• − Insurance: −$775
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$4,509
• Taxable loss: −$1,224
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $1,711/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

+0.0% since first listed

3 events — show timeline

• 2026-01-12 Listed $155,000 GCAR
• 2026-01-11 Listed $155,000 FMLS
• 2025-12-30 Listed $155,000 CCARMLS

Property tax history

+21.7%/yr

Latest (2025): $631 · +10.0% YoY. Source: county tax records.