119 Plymouth Rd NW · Rome, GA 30165

$139,900

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 1 Days on market

Built 1955 0.26 ac lot Est $153k · 8% under

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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
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 3 bedroom, 1 bath home in Garden Lakes. Hardwood floors throughout, nice level yard. This is the perfect home for a small couple or rental property.

Key facts

• 0.26 acre lot
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 14.3% vs local median 3.4% in Rome — 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 64/100 on livability (#266 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Floyd County (rural): math 41% / reading 40% proficiency, ranked #45 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Garden Lakes Elementary School (math 42% / reading 36%, grade F, #456 of 1,228 statewide, top 38%, 517 students, 60% FRL); Coosa Middle School (math 34% / reading 32%, grade F, #213 of 470 statewide, top 47%, 537 students, 66% FRL); Coosa High School (math 18% / reading 25%, grade F, #218 of 424 statewide, top 53%, 846 students, 59% FRL).
• Market conditions: Rents rising (+1.7%/yr); 372 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($68k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.7% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y ago 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.
• Current owner paid $52k; list at $140k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1955 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.77%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $152,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Plymouth Rd NW	0.00mi	3/1.0	954 (0%)	1mo	$139,900	$147	99
132 Elliott Dr NW	0.14mi	3/1.0	950 (-0%)	14mo	$210,000	$221	81
20 Tyler St NW	0.16mi	3/1.0	924 (-3%)	10mo	$140,000	$152	79
9 Elliott Cir NW	0.15mi	3/1.0	920 (-4%)	15mo	$130,000	$141	74
212 Longmeadow Dr NW	0.34mi	3/1.5	957 (+0%)	10mo	$189,900	$198	74
128 Malone Dr NW	0.36mi	3/1.0	1,000 (+5%)	3mo	$206,150	$206	72
7 Sandy Beach Ter NW	0.20mi	3/1.0	1,064 (+12%)	1mo	$170,000	$160	70
1 Lindsey Ter NW	0.23mi	2/1.5 (-1)	1,018 (+7%)	3mo	$150,000	$147	68
105 Malone Dr NW	0.26mi	3/1.0	1,066 (+12%)	14mo	$170,000	$159	57
107 Harrison Rd NW	0.29mi	3/2.0	1,052 (+10%)	12mo	$165,000	$157	56
24 Oxford Pl	0.74mi	3/1.0	1,022 (+7%)	3mo	$180,000	$176	52
104 Benton Dr NW	0.70mi	3/1.0	945 (-1%)	21mo	$214,000	$226	48

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.87×
• Total profit: $34,154
• Equity at exit: $20,860

10-year hold

• IRR: 28.9%
• Equity multiple: 3.42×
• Total profit: $94,788
• Equity at exit: $12,096

Cash invested: $39,172 (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 30165

• Home prices YoY: -24.6%
• Rents YoY: 1.7%
• Active inventory: 372
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,337 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $939

Break-even live

Break-even rent $1,148

Max offer price $139,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,018	-5% $979	+0% $939	+5% $900	+10% $860
Rent	-10% $755	-5% $847	+0% $939	+5% $1,032	+10% $1,124
Rate	-1.0pp $1,010	-0.5pp $975	base $939	+0.5pp $903	+1.0pp $866

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Malone Dr NW Rome, GA	3.0	2.0	1000	$3,000	$3.00	45d	1	0.34mi
122 Malone Dr Unit 1345543P Rome, GA	3.0	2.0	990	$2,687	$2.71	45d	1	0.34mi
32 Melody Ln NW Rome, GA	3.0	1.0	1085	$1,550	$1.43	45d	1	1.05mi

Listing history 10 events

1. 2026-04-22
   status Under Contract
2. 2026-04-21
   listed $139,900 New
3. 2016-10-20
   soldstatus $52,000
4. 2016-10-19
   historical 154-char remark

   Show marketing remark (154 chars)

   Cute 3 bedroom, 1 bath home in Garden Lakes. Hardwood floors throughout, nice level yard. This is the perfect home for a small couple or rental property.

5. 2016-10-18
   soldstatus $52,000 Sold 143-char remark

   Show marketing remark (154 chars)

   Cute 3 bedroom, 1 bath home in Garden Lakes. Hardwood floors throughout, nice level yard. This is the perfect home for a small couple or rental property.

6. 2016-10-18
   soldstatus $52,000 Sold 154-char remark

   Show marketing remark (154 chars)

   Cute 3 bedroom, 1 bath home in Garden Lakes. Hardwood floors throughout, nice level yard. This is the perfect home for a small couple or rental property.

7. 2016-09-26
   status Under Contract 154-char remark

   Show marketing remark (143 chars)

   Cute 3 bedroom, 1 bath home in Garden Lakes. Hardwood floors throughout, nice level yard. Perfect home for a small couple or rental property.

8. 2016-09-26
   historical Pending 143-char remark

   Show marketing remark (143 chars)

   Cute 3 bedroom, 1 bath home in Garden Lakes. Hardwood floors throughout, nice level yard. Perfect home for a small couple or rental property.

9. 2016-09-01
   listed $58,500 Active 143-char remark

   Show marketing remark (154 chars)

   Cute 3 bedroom, 1 bath home in Garden Lakes. Hardwood floors throughout, nice level yard. This is the perfect home for a small couple or rental property.

10. 2016-09-01
    listed $58,500 New 154-char remark

    Show marketing remark (154 chars)

    Cute 3 bedroom, 1 bath home in Garden Lakes. Hardwood floors throughout, nice level yard. This is the perfect home for a small couple or rental property.

ⓘ 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: $1,383 · $115/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $28,047
• − Mortgage interest: −$7,837
• − Property taxes: −$1,383
• − Insurance: −$700
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$4,070
• Taxable income: $9,571
• Est. tax owed @ 24.0%: −$2,297
• After-tax cash flow: $8,974/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: Floyd County
• NCES district ID: 1302190
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $47,083
• Composite: 34.64/100
• National rank: #5143
• State rank: #45 of 174 in GA

Livability — Rome

• Score: 64/100
• State rank: #266
• US rank: #14459

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Floyd County · 77,706 people
• City population: 77,706
• Metro: Rome, GA
• Population (ZIP): 43,001
• Household income: $68,089
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1311.0

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 96,321 people
• By 2030: 95,532 · -0.8%
• By 2040: 93,332 · -3.1%
• By 2050: 90,850 · -5.7%
• By 2075: 84,989 · -11.8%
• By 2100: 76,097 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 21% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 82% English-only · Spanish 16% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+42.0) · D 28.8% · R 70.7%
• 2008→2024 swing: -5.6pp toward R · 2008: -36.4pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+41.1 2016: R+43.5 2012: R+39.9 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.79%
• Current HPI: 254.3732
• Rent YoY: ▲ 1.71%
• Metro: Rome, 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

+139.1% since first listed

10 events — show timeline

• 2026-04-22 Pending — GAMLS
• 2026-04-21 Listed $139,900 GAMLS
• 2016-10-20 Sold (Public Records) $52,000 Public Records
• 2016-10-19 Listing Removed — GAMLS
• 2016-10-18 Sold (MLS) $52,000 GAMLS
• 2016-10-18 Sold (MLS) $52,000 FMLS
• 2016-09-26 Pending — GAMLS
• 2016-09-26 Contingent — FMLS
• 2016-09-01 Listed $58,500 FMLS
• 2016-09-01 Listed $58,500 GAMLS

Property tax history

+7.4%/yr

Latest (2025): $1,383 · +13.8% YoY. Source: county tax records.