The Reynolds Plan · Calhoun, GA 30701

$219,990

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 327 Days on market

Good 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).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Reynolds is proof that great things come in small packages. This smartly designed ranch maximizes every square foot with no wasted space. That's how it delivers three spacious bedrooms, two full baths, a laundry room with a linen closet, and an open kitchen-dining-living area. Bedroom three can be converted into a study for those needing space to work from home or prefer a second living area.

Key facts

• Parking
• Listed 326 days

🏗️ New construction. The $219,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $259,382.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (10.4% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.2% vs local median 4.3% in Calhoun — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Swain Elementary School (math 42% / reading 37%, grade F, #435 of 1,228 statewide, top 37%, 402 students, 66% FRL); Ashworth Middle School (math 34% / reading 40%, grade F, #164 of 470 statewide, top 35%, 596 students, 65% FRL); Gordon Central High School (math 12% / reading 32%, grade F, #213 of 424 statewide, top 51%, 871 students, 63% FRL).
• Market conditions: Rents rising (+1.5%/yr); 669 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 414 units permitted in Gordon County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,591 (12.0% 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 327 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $259,382
• List price: $219,990
• Delta: -15.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Red Oak Ln	0.01mi	3/2.0	1,300 (0%)	8mo	$256,895	$198	93
120 Fair Oak Ln	0.00mi	3/2.0	1,300 (0%)	10mo	$259,750	$200	92
138 Fair Oak Ln	0.02mi	3/2.0	1,300 (0%)	11mo	$258,750	$199	90
458 Lakecrest Cir SW	0.52mi	3/2.0	1,295 (-0%)	9mo	$275,000	$212	68
413 Beamer Rd	0.59mi	3/2.0	1,401 (+8%)	4mo	$330,000	$236	56
160 Levi St SW	0.47mi	3/2.0	1,456 (+12%)	7mo	$325,000	$223	52
373 SW Beamer Cir	0.74mi	3/2.0	1,350 (+4%)	13mo	$275,000	$204	48
178 Wayne St SW	0.51mi	3/2.0	1,134 (-13%)	14mo	$245,000	$216	44
128 Westview Dr SW	0.61mi	3/2.0	1,406 (+8%)	22mo	$262,000	$186	40
419 Lakecrest Cir SW	0.63mi	3/2.0	1,406 (+8%)	21mo	$274,900	$196	40
121 Overland Dr SW	0.60mi	3/1.0	1,149 (-12%)	12mo	$235,000	$205	38
305 Beamer Cir SW	0.69mi	3/1.0	1,149 (-12%)	13mo	$243,000	$211	33

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: -26.5%
• Equity multiple: 0.12×
• Total profit: $-64,061
• Equity at exit: $38,675

10-year hold

• IRR: -29.5%
• Equity multiple: -0.26×
• Total profit: $-91,650
• Equity at exit: $22,427

Cash invested: $72,627 (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: 4 active · 3 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $262,445 ($188/sqft)
• Median days on market: 138 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +6.1% 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: 669
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,971 medium
• Mortgage (P&I): −$1,360
• Tax est. 1.5%: −$324 /mo · $3,891/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-302

Break-even live

Break-even rent $2,353

Max offer price $215,654

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-213	+0% $-302	+5% $-392	+10% $-481
Rent	-10% $-458	-5% $-380	+0% $-302	+5% $-224	+10% $-147
Rate	-1.0pp $-172	-0.5pp $-236	base $-302	+0.5pp $-369	+1.0pp $-438

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: $64,846
• Closing costs: $7,781
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Fair Oak Ln Calhoun, GA	3.0	2.5	1813	$1,950	$1.08	0d	1	0.03mi
190 Fair Oak Ln Calhoun, GA	3.0	2.5	1813	$1,995	$1.10	12d	1	0.03mi
190 Fair Oak Ln Calhoun, GA	3.0	2.5	1813	$1,995	$1.10	5d	1	0.03mi
184 Fair Oak Ln Calhoun, GA	3.0	2.0	1300	$1,795	$1.38	184d	1	0.03mi

Listing history 50 events

1. 2026-11-08
   days on market $219,990 Active 327 DOM
2. 2026-11-07
   days on market $219,990 Active 326 DOM
3. 2026-11-06
   days on market $219,990 Active 325 DOM
4. 2026-11-05
   days on market $219,990 Active 324 DOM
5. 2026-11-04
   days on market $219,990 Active 323 DOM
6. 2026-11-02
   days on market $219,990 Active 321 DOM
7. 2026-11-01
   days on market $219,990 Active 320 DOM
8. 2026-10-31
   days on market $219,990 Active 319 DOM
9. 2026-10-30
   days on market $219,990 Active 318 DOM
10. 2026-10-29
    days on market $219,990 Active 317 DOM
11. 2026-10-28
    days on market $219,990 Active 316 DOM
12. 2026-10-27
    days on market $219,990 Active 315 DOM
13. 2026-10-26
    days on market $219,990 Active 314 DOM
14. 2026-10-25
    days on market $219,990 Active 313 DOM
15. 2026-10-24
    days on market $219,990 Active 312 DOM
16. 2026-10-23
    days on market $219,990 Active 311 DOM
17. 2026-10-22
    days on market $219,990 Active 310 DOM
18. 2026-10-21
    days on market $219,990 Active 309 DOM
19. 2026-10-20
    days on market $219,990 Active 308 DOM
20. 2026-10-19
    days on market $219,990 Active 307 DOM
21. 2026-10-18
    days on market $219,990 Active 306 DOM
22. 2026-10-17
    days on market $219,990 Active 305 DOM
23. 2026-10-16
    days on market $219,990 Active 304 DOM
24. 2026-10-15
    days on market $219,990 Active 303 DOM
25. 2026-10-14
    days on market $219,990 Active 302 DOM
26. 2026-10-14
    days on market $219,990 Active 301 DOM
27. 2026-10-12
    days on market $219,990 Active 300 DOM
28. 2026-10-11
    days on market $219,990 Active 299 DOM
29. 2026-10-10
    days on market $219,990 Active 298 DOM
30. 2026-10-09
    days on market $219,990 Active 297 DOM
31. 2026-10-08
    days on market $219,990 Active 296 DOM
32. 2026-10-07
    days on market $219,990 Active 295 DOM
33. 2026-10-06
    days on market $219,990 Active 294 DOM
34. 2026-10-05
    days on market $219,990 Active 293 DOM
35. 2026-10-04
    days on market $219,990 Active 292 DOM
36. 2026-10-03
    days on market $219,990 Active 291 DOM
37. 2026-10-02
    days on market $219,990 Active 290 DOM
38. 2026-10-01
    days on market $219,990 Active 289 DOM
39. 2026-09-30
    days on market $219,990 Active 288 DOM
40. 2026-09-29
    days on market $219,990 Active 287 DOM
41. 2026-09-28
    days on market $219,990 Active 286 DOM
42. 2026-09-27
    days on market $219,990 Active 285 DOM
43. 2026-09-26
    days on market $219,990 Active 284 DOM
44. 2026-09-25
    days on market $219,990 Active 283 DOM
45. 2026-09-24
    days on market $219,990 Active 282 DOM
46. 2026-09-24
    days on market $219,990 Active 281 DOM
47. 2026-09-22
    days on market $219,990 Active 280 DOM
48. 2026-09-21
    days on market $219,990 Active 279 DOM
49. 2026-09-20
    days on market $219,990 Active 278 DOM
50. 2026-09-19
    days on market $219,990 Active 277 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,648
• − Mortgage interest: −$14,529
• − Property taxes: −$3,891
• − Insurance: −$2,094
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$7,546
• Taxable loss: −$8,196
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $-1,659/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 · 12 photos

Good 80/100 None rehab

This well-maintained ranch-style home offers spacious living areas, modern finishes, and a desirable location. With minor updates, it can significantly increase its value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters. ↑
• Resale Flooring — Hardwood flooring is a desirable feature that can increase the home's value. ↑
• Both HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency. ↑
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can increase the home's value and appeal to potential buyers and renters. ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Swain Elementary School F GA #435/1,228 Nat'l #19,648/41,679 Middle Ashworth Middle School F GA #164/470 Nat'l #6,830/14,009 High Gordon Central High School F GA #213/424 Nat'l #13,673/17,239

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%
• 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

+1.1% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $227,400 Zillow
• 2025-12-16 Listed $224,900 Zillow