Calhoun, GA Cap Rate 4.86%
Calhoun is a mid-range market in the South with a small but investable metro of 50,000. At a 4.86% estimated cap rate, this is a moderate market where rents of $1,610/mo lag behind home prices. With a median home price of $275,000 and steady population growth supports long-term rental demand, Calhoun offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Market Data
2026 Market Update: Calhoun
Calhoun's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $275,000, the $1,610/mo rent produces only $1,114/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($55K at 7%) would result in approximately $-349/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 14.2x gross rent multiplier and 6.2% vacancy rate position Calhoun as a balanced market. With annual appreciation at 2.9%, total returns (cash flow + equity growth) run approximately 7.8% before financing leverage.
Deal Modeling & Scenarios for Calhoun
All figures below are computed from Calhoun's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
Property Tax Bill in Real Dollars
At 0.93% effective rate on the $275,000 median price, the annual tax bill is $2,558 — that's near national average (-12% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
5-Year Cap Rate Trajectory
If Calhoun continues appreciating at 2.9%/yr while rents grow at a conservative 3%/yr, cap rate holds roughly steady as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $275K | $1,610 | 4.9% |
| Year 1 | $283K | $1,658 | 4.9% |
| Year 2 | $291K | $1,708 | 4.9% |
| Year 3 | $300K | $1,759 | 4.9% |
| Year 4 | $308K | $1,812 | 4.9% |
| Year 5 | $317K | $1,866 | 4.9% |
Three Financing Scenarios
Same median-priced Calhoun property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $275K | $1,114 | $13,365 | 4.9% |
| 20% down conventional @ 7% | $63K | $-349 | $-4,191 | -6.6% |
| 25% down DSCR @ 8.5% | $80K | $-472 | $-5,668 | -7.1% |
Three Price Tiers: Below, At, and Above the Median
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $206K | $1,369 | $10,038 | 4.9% | $836 |
| At median | $275K | $1,610 | $11,373 | 4.1% | $948 |
| Above median (~125% price) | $344K | $1,851 | $12,709 | 3.7% | $1,059 |
Total Return Over a 5-Year Hold
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Calhoun's historical appreciation rate of 2.9%:
On a $55K down payment, that's a 68.7% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Risk Flags Specific to Calhoun
Automated checks against the underlying data — surface only the risks that actually apply to Calhoun, not generic boilerplate:
Cap Rate Calculator — Calhoun
Pre-filled with Calhoun medians. Adjust to match a specific property.
Cash-on-Cash Return — Calhoun
Factor in financing to see your actual return on invested capital in Calhoun.
Is Calhoun a Good Place to Invest in Rental Property?
Calhoun, GA has a population of 50,000 and has been growing at 0.9% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $275,000 paired with median rents of $1,610/mo produces an estimated cap rate of 4.86%.
Property taxes at 0.93% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 6.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 5.6x, homes cost about 5.6 times the local median income of $49,350. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2.9% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Calhoun presents moderate opportunities. Cap rates near 4.86% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.