40 Paris Dr SW · Rome, GA 30165

$219,900

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 87 Days on market

Built 1950 0.28 ac lot $266/sqft · 137% above area

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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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.6/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful, like-new 3-bedroom, 2-bath home in the peaceful West View neighborhood of Rome. Completely remodeled from top to bottom, this home showcases modern style, quality craftsmanship, and thoughtful design throughout. Step inside to an open-concept layout featuring all new flooring, fresh paint, updated lighting, and stunning finishes. The bright kitchen is a true showpiece with brand-new cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious dining area perfect for gatherings. Both bathrooms have been fully renovated with contemporary tilework and elegant fixtures, offering a spa-like retreat. Every major system has been replaced for your peace of mind — including a new roof, HVAC, water heater, and all new appliances. Outside, you’ll find a private backyard and plenty of parking space, ideal for family and guests. Conveniently located just minutes from downtown Rome, shopping, restaurants, and schools, this move-in ready home combines modern comfort, style, and lasting value.

Key facts

• 0.28 acre lot
• 4 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (37.8% below list).
• Recommended offer: $137k (37.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: schools F, crime F, amenities F.
• Rome City (urban): math 27% / reading 29% proficiency, ranked #112 of 174 in GA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.7%/yr); 372 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $75k; list at $220k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $136,853 (37.8% 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 87 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 13.4

CMA / ARV

• ARV (median comp): $134,230
• List price: $219,900
• Delta: 63.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Burnett Ferry Rd SW	0.31mi	2/1.0 (-1)	854 (+3%)	12mo	$185,000	$217	65
110 Williamson St SW	0.16mi	2/2.0 (-1)	900 (+9%)	7mo	$179,900	$200	63
122 Payne Rd SW	0.56mi	2/1.0 (-1)	870 (+5%)	12mo	$165,000	$190	51
18 Paris Dr SW	0.13mi	3/2.0	952 (+15%)	21mo	$200,000	$210	48
1 Lucille Ave NW	0.57mi	2/1.0 (-1)	780 (-6%)	20mo	$70,000	$90	42

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: -27.0%
• Equity multiple: 0.10×
• Total profit: $-55,379
• Equity at exit: $32,788

10-year hold

• IRR: -29.3%
• Equity multiple: -0.28×
• Total profit: $-78,615
• Equity at exit: $19,013

Cash invested: $61,572 (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: 13.4×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-281

Break-even live

Break-even rent $1,725

Max offer price $170,207

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-219	+0% $-281	+5% $-344	+10% $-406
Rent	-10% $-389	-5% $-335	+0% $-281	+5% $-227	+10% $-173
Rate	-1.0pp $-171	-0.5pp $-225	base $-281	+0.5pp $-338	+1.0pp $-396

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 Walter St NW Rome, GA	2.0	1.0	650	$1,200	$1.85	45d	1	0.88mi

Listing history 30 events

1. 2026-06-21
   days on market $219,900 Active 87 DOM
2. 2026-06-19
   days on market $219,900 Active 85 DOM
3. 2026-06-18
   days on market $219,900 Active 84 DOM
4. 2026-06-17
   days on market $219,900 Active 83 DOM
5. 2026-06-16
   days on market $219,900 Active 82 DOM
6. 2026-06-15
   days on market $219,900 Active 81 DOM
7. 2026-06-14
   days on market $219,900 Active 79 DOM
8. 2026-06-13
   days on market $219,900 Active 78 DOM
9. 2026-06-10
   days on market $219,900 Active 76 DOM
10. 2026-06-09
    days on market $219,900 Active 75 DOM
11. 2026-06-09
    price $219,900 Active 74 DOM
12. 2026-06-08
    days on market $226,900 Active 74 DOM
13. 2026-06-07
    days on market $226,900 Active 73 DOM
14. 2026-06-05
    days on market $226,900 Active 70 DOM
15. 2026-06-03
    days on market $226,900 Active 69 DOM
16. 2026-06-02
    days on market $226,900 Active 68 DOM
17. 2026-06-01
    days on market $226,900 Active 67 DOM
18. 2026-05-31
    days on market $226,900 Active 66 DOM
19. 2026-05-30
    days on market $226,900 Active 65 DOM
20. 2026-04-23
    price $226,900 1050-char remark

    Show marketing remark (1050 chars)

    Welcome to this beautiful, like-new 3-bedroom, 2-bath home in the peaceful West View neighborhood of Rome. Completely remodeled from top to bottom, this home showcases modern style, quality craftsmanship, and thoughtful design throughout. Step inside to an open-concept layout featuring all new flooring, fresh paint, updated lighting, and stunning finishes. The bright kitchen is a true showpiece with brand-new cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious dining area perfect for gatherings. Both bathrooms have been fully renovated with contemporary tilework and elegant fixtures, offering a spa-like retreat. Every major system has been replaced for your peace of mind — including a new roof, HVAC, water heater, and all new appliances. Outside, you’ll find a private backyard and plenty of parking space, ideal for family and guests. Conveniently located just minutes from downtown Rome, shopping, restaurants, and schools, this move-in ready home combines modern comfort, style, and lasting value.

21. 2026-03-26
    listed $227,000 Active 1050-char remark

    Show marketing remark (1038 chars)

    Welcome to this beautiful, like-new 3-bedroom, 2-bath home in the peaceful West View neighborhood of Rome. Completely remodeled from top to bottom, this home showcases modern style, quality craftsmanship, and thoughtful design throughout. Step inside to an open-concept layout featuring all new flooring, fresh paint, updated lighting, and stunning finishes. The bright kitchen is a true showpiece with brand-new cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious dining area perfect for gatherings. Both bathrooms have been fully renovated with contemporary tilework and elegant fixtures, offering a spa-like retreat. Every major system has been replaced for your peace of mind - including a new roof, HVAC, water heater, and all new appliances. Outside, you'll find a private backyard and plenty of parking space, ideal for family and guests. Conveniently located just minutes from downtown Rome, shopping, restaurants, and schools, this move-in ready home combines modern comfort, style, and lasting value.

22. 2026-03-26
    listed $227,000 New 1038-char remark

    Show marketing remark (1038 chars)

    Welcome to this beautiful, like-new 3-bedroom, 2-bath home in the peaceful West View neighborhood of Rome. Completely remodeled from top to bottom, this home showcases modern style, quality craftsmanship, and thoughtful design throughout. Step inside to an open-concept layout featuring all new flooring, fresh paint, updated lighting, and stunning finishes. The bright kitchen is a true showpiece with brand-new cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious dining area perfect for gatherings. Both bathrooms have been fully renovated with contemporary tilework and elegant fixtures, offering a spa-like retreat. Every major system has been replaced for your peace of mind - including a new roof, HVAC, water heater, and all new appliances. Outside, you'll find a private backyard and plenty of parking space, ideal for family and guests. Conveniently located just minutes from downtown Rome, shopping, restaurants, and schools, this move-in ready home combines modern comfort, style, and lasting value.

23. 2026-03-26
    historical

    Show marketing remark (1038 chars)

    Welcome to this beautiful, like-new 3-bedroom, 2-bath home in the peaceful West View neighborhood of Rome. Completely remodeled from top to bottom, this home showcases modern style, quality craftsmanship, and thoughtful design throughout. Step inside to an open-concept layout featuring all new flooring, fresh paint, updated lighting, and stunning finishes. The bright kitchen is a true showpiece with brand-new cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious dining area perfect for gatherings. Both bathrooms have been fully renovated with contemporary tilework and elegant fixtures, offering a spa-like retreat. Every major system has been replaced for your peace of mind - including a new roof, HVAC, water heater, and all new appliances. Outside, you'll find a private backyard and plenty of parking space, ideal for family and guests. Conveniently located just minutes from downtown Rome, shopping, restaurants, and schools, this move-in ready home combines modern comfort, style, and lasting value.

24. 2026-03-26
    historical

    Show marketing remark (1038 chars)

    Welcome to this beautiful, like-new 3-bedroom, 2-bath home in the peaceful West View neighborhood of Rome. Completely remodeled from top to bottom, this home showcases modern style, quality craftsmanship, and thoughtful design throughout. Step inside to an open-concept layout featuring all new flooring, fresh paint, updated lighting, and stunning finishes. The bright kitchen is a true showpiece with brand-new cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious dining area perfect for gatherings. Both bathrooms have been fully renovated with contemporary tilework and elegant fixtures, offering a spa-like retreat. Every major system has been replaced for your peace of mind - including a new roof, HVAC, water heater, and all new appliances. Outside, you'll find a private backyard and plenty of parking space, ideal for family and guests. Conveniently located just minutes from downtown Rome, shopping, restaurants, and schools, this move-in ready home combines modern comfort, style, and lasting value.

25. 2026-03-11
    price $228,900
26. 2026-03-11
    price $228,900
27. 2025-10-07
    listed $235,000 New
28. 2025-10-07
    listed $235,000 Active
29. 2025-03-27
    soldstatus $75,000
30. 1997-06-03
    soldstatus $35,000

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$611/yr (+$51/mo · 43.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $16,422
• − Mortgage interest: −$12,318
• − Property taxes: −$1,412
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$6,397
• Taxable loss: −$7,431
• Est. tax savings @ 24.0%: +$1,784
• After-tax cash flow: $-1,592/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: Rome City
• NCES district ID: 1304440
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $34,889
• Composite: 23.1/100
• National rank: #7963
• State rank: #112 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

• Census place: Rome, GA
• 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

+548.3% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $226,900 FMLS
• 2026-03-26 Listing Removed — FMLS
• 2026-03-26 Listing Removed — GAMLS
• 2026-03-26 Listed $227,000 GAMLS
• 2026-03-26 Listed $227,000 FMLS
• 2026-03-11 Price Changed $228,900 GAMLS
• 2026-03-11 Price Changed $228,900 FMLS
• 2025-10-07 Listed $235,000 FMLS
• 2025-10-07 Listed $235,000 GAMLS
• 2025-03-27 Sold (Public Records) $75,000 Public Records
• 1997-06-03 Sold (Public Records) $35,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $1,412 · +10.3% YoY. Source: county tax records.