5 Ross St · Rome, GA 30161

$69,999

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 32 Days on market

Built 1912 3,484 sqft lot $53/sqft · 63% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity located in the Tax Allocation District 5 within 1 mile to the heart of downtown Rome. This 3 bedroom, 1 bathroom is sold AS-IS. Brand new HVAC unit.

Key facts

• Brand new hvac unit
• 3,484 sq ft lot
• Built 1912

Tags

• INVESTMENT OPPORTUNITY
• TAX ALLOCATION DISTRICT 5
• HEART OF DOWNTOWN ROME
• BRAND NEW HVAC UNIT

Property features AI

Finance

• Other: Directions provided but not included here
• Financial info: Multi-family units to be built: 0
• HOA & community: Community amenities include proximity to public transport, schools, and shopping

Exterior

• Parking: On-street parking; Open parking available
• Security: No security features listed
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available; Water available
• Home design: One-level home; Facing/entry direction not specified; Fee simple ownership; Property listed as fixer
• Construction: Block and vinyl siding construction; Composition roof; Block foundation; Built area above grade listed (size not shown in sections)
• Exterior features: Front porch; Rear porch; Asphalt road frontage; Located on a city street; Near public transport, schools, and shopping

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: Three main-level bedrooms
• Flooring: Other flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: No shared/common walls; Attic; Crawl space
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 3.3% 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.
• 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.
• Zoned schools: Main Elementary School (math 9% / reading 10%, grade F, #1,122 of 1,228 statewide, top 91%, 419 students, 97% FRL); Rome Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 966 students, 55% FRL); Rome High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,095 students, 66% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 411 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 + 6.3% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $70k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $67,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.31% ✓
• Cap rate: 19.35%
• Cash-on-cash: 46.63%
• DSCR: 3.07
• GRM: 3.6

CMA / ARV

• ARV (median comp): $186,925
• List price: $69,999
• Delta: -54.53%
• 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
102 Smith St	0.04mi	3/2.0	1,409 (+7%)	6mo	$190,000	$135	78
200 Ross St NE	0.31mi	3/2.0	1,358 (+3%)	9mo	$190,000	$140	69
308 Reservoir St NE	0.25mi	4/2.0 (+1)	1,363 (+3%)	14mo	$220,000	$161	62
204 E 6th Ave	0.40mi	3/2.0	1,397 (+6%)	7mo	$329,900	$236	62
470 E 3rd St	0.48mi	2/2.0 (-1)	1,336 (+1%)	10mo	$220,360	$165	58
122 Perkins St NE	0.74mi	3/2.0	1,289 (-2%)	3mo	$199,000	$154	55
203 Forsyth St NE	0.67mi	3/2.0	1,395 (+6%)	1mo	$90,000	$65	54
205 Camp St NE	0.51mi	2/2.0 (-1)	1,224 (-7%)	10mo	$182,000	$149	47
302 Wright St NE	0.58mi	3/2.0	1,442 (+9%)	11mo	$222,000	$154	45
205 Forsyth St NE	0.68mi	3/2.5	1,400 (+6%)	13mo	$219,000	$156	41
307 Roswell Ave SE	0.69mi	2/2.0 (-1)	1,410 (+7%)	13mo	$297,500	$211	37
1 Chambers St NE	0.59mi	3/2.0	1,140 (-14%)	12mo	$239,000	$210	36

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 · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 3.18×
• Total profit: $42,726
• Equity at exit: $10,437

10-year hold

• IRR: 54.8%
• Equity multiple: 7.33×
• Total profit: $124,064
• Equity at exit: $6,052

Cash invested: $19,600 (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 30161

• Rents YoY: 6.3%
• Active inventory: 411
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$367
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $762

Break-even live

Break-even rent $654

Max offer price $69,999

Occupancy floor 48%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	43d	1	0.50mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	43d	1	0.58mi
1 Roseway Cir NE Rome, GA	2.0	1.0	875	$1,200	$1.37	43d	1	0.68mi
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	43d	1	0.70mi
340 W 3rd St Rome, GA	2.0	1.0–2.0	804	$2,225	$2.77	43d	27	0.70mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,499	$1.41	43d	12	1.09mi
1005 N 2nd Ave NW #26 Rome, GA	3.0	2.5	1418	$1,700	$1.20	43d	1	1.36mi
19 Poplar St NE Unit Na Rome, GA	2.0	1.0	1020	$1,550	$1.52	43d	1	1.46mi

Listing history 30 events

1. 2026-06-19
   days on market $69,999 Active 32 DOM
2. 2026-06-18
   days on market $69,999 Active 31 DOM
3. 2026-06-17
   days on market $69,999 Active 30 DOM
4. 2026-06-16
   days on market $69,999 Active 29 DOM
5. 2026-06-15
   days on market $69,999 Active 28 DOM
6. 2026-06-14
   days on market $69,999 Active 26 DOM
7. 2026-06-13
   days on market $69,999 Active 25 DOM
8. 2026-06-10
   days on market $69,999 Active 23 DOM
9. 2026-06-09
   days on market $69,999 Active 22 DOM
10. 2026-06-08
    days on market $69,999 Active 21 DOM
11. 2026-06-07
    days on market $69,999 Active 20 DOM
12. 2026-06-05
    days on market $69,999 Active 17 DOM
13. 2026-06-03
    days on market $69,999 Active 16 DOM
14. 2026-06-02
    days on market $69,999 Active 15 DOM
15. 2026-06-01
    days on market $69,999 Active 14 DOM
16. 2026-05-31
    days on market $69,999 Active 13 DOM
17. 2026-05-30
    days on market $69,999 Active 12 DOM
18. 2026-05-04
    listed $85,000 Active 172-char remark
19. 2026-04-22
    listed $85,000 New 172-char remark

    Show marketing remark (172 chars)

    Investment opportunity located in the Tax Allocation District 5 within 1 mile to the heart of downtown Rome. This 3 bedroom, 1 bathroom is sold AS-IS. Brand new HVAC unit.

20. 2026-01-23
    soldstatus $31,735
21. 2015-08-11
    price $16,000

    Show marketing remark (285 chars)

    TWO BEDROOM IN DOWNTOWN AREA. HAS HAD SOME REMODELING. ROSS IS A ONE WAY STREET SO BE SURE TO ENTER OFF BROAD STREET AT END NEAREST NORTH BROAD AT FIVE POINTS RED LIGHT. SOLD "AS IS"! NO WARRANTIES OR GUARANTEES! BANK OWNED! FORECLOSURE. ADDENDUM MUST ACCOMPANY OFFER.

22. 2015-07-27
    historical

    Show marketing remark (285 chars)

    TWO BEDROOM IN DOWNTOWN AREA. HAS HAD SOME REMODELING. ROSS IS A ONE WAY STREET SO BE SURE TO ENTER OFF BROAD STREET AT END NEAREST NORTH BROAD AT FIVE POINTS RED LIGHT. SOLD "AS IS"! NO WARRANTIES OR GUARANTEES! BANK OWNED! FORECLOSURE. ADDENDUM MUST ACCOMPANY OFFER.

23. 2015-07-24
    soldstatus $16,000 Sold

    Show marketing remark (285 chars)

    TWO BEDROOM IN DOWNTOWN AREA. HAS HAD SOME REMODELING. ROSS IS A ONE WAY STREET SO BE SURE TO ENTER OFF BROAD STREET AT END NEAREST NORTH BROAD AT FIVE POINTS RED LIGHT. SOLD "AS IS"! NO WARRANTIES OR GUARANTEES! BANK OWNED! FORECLOSURE. ADDENDUM MUST ACCOMPANY OFFER.

24. 2015-06-24
    status Under Contract

    Show marketing remark (285 chars)

    TWO BEDROOM IN DOWNTOWN AREA. HAS HAD SOME REMODELING. ROSS IS A ONE WAY STREET SO BE SURE TO ENTER OFF BROAD STREET AT END NEAREST NORTH BROAD AT FIVE POINTS RED LIGHT. SOLD "AS IS"! NO WARRANTIES OR GUARANTEES! BANK OWNED! FORECLOSURE. ADDENDUM MUST ACCOMPANY OFFER.

25. 2015-06-24
    price $22,900

    Show marketing remark (285 chars)

    TWO BEDROOM IN DOWNTOWN AREA. HAS HAD SOME REMODELING. ROSS IS A ONE WAY STREET SO BE SURE TO ENTER OFF BROAD STREET AT END NEAREST NORTH BROAD AT FIVE POINTS RED LIGHT. SOLD "AS IS"! NO WARRANTIES OR GUARANTEES! BANK OWNED! FORECLOSURE. ADDENDUM MUST ACCOMPANY OFFER.

26. 2015-04-01
    listed $22,900 New

    Show marketing remark (285 chars)

    TWO BEDROOM IN DOWNTOWN AREA. HAS HAD SOME REMODELING. ROSS IS A ONE WAY STREET SO BE SURE TO ENTER OFF BROAD STREET AT END NEAREST NORTH BROAD AT FIVE POINTS RED LIGHT. SOLD "AS IS"! NO WARRANTIES OR GUARANTEES! BANK OWNED! FORECLOSURE. ADDENDUM MUST ACCOMPANY OFFER.

27. 2003-09-29
    soldstatus $27,500
28. 1999-02-04
    soldstatus $60,000
29. 1984-04-03
    soldstatus $31,800
30. 1978-01-21
    soldstatus $40,000

ⓘ 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: $1,447 · $121/mo
• Projected year-2 tax: $1,447 · $121/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 7/10 Severe 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: $19,420
• − Mortgage interest: −$3,921
• − Property taxes: −$1,447
• − Insurance: −$350
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$2,036
• Taxable income: $8,558
• Est. tax owed @ 24.0%: −$2,054
• After-tax cash flow: $7,085/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): 34,705
• Household income: $61,667
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1104.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Hispanic / Latino 7% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 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: ▼ -186.06%
• Current HPI: 257.8168
• Rent YoY: ▲ 6.28%
• 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

+75.0% since first listed

17 events — show timeline

• 2026-05-26 Price Changed $69,999 FMLS
• 2026-05-26 Price Changed $69,999 GAMLS
• 2026-05-24 Price Changed $75,000 FMLS
• 2026-05-24 Price Changed $75,000 GAMLS
• 2026-05-04 Listed $85,000 FMLS
• 2026-04-22 Listed $85,000 GAMLS
• 2026-01-23 Sold (Public Records) $31,735 Public Records
• 2015-08-11 Price Changed $16,000 GAMLS
• 2015-07-27 Listing Removed — GAMLS
• 2015-07-24 Sold (MLS) $16,000 GAMLS
• 2015-06-24 Pending — GAMLS
• 2015-06-24 Price Changed $22,900 GAMLS
• 2015-04-01 Listed $22,900 GAMLS
• 2003-09-29 Sold (Public Records) $27,500 Public Records
• 1999-02-04 Sold (Public Records) $60,000 Public Records
• 1984-04-03 Sold (Public Records) $31,800 Public Records
• 1978-01-21 Sold (Public Records) $40,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,447 · +9.9% YoY. Source: county tax records.