304 Perkins St NE · Rome, GA 30161

$45,000

2 bd · 1.0 ba · 1,433 sqft · SingleFamily public records · 6 Days on market

Built 1930 0.51 ac lot

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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

Blind offers being accepted. Opportunity awaits with this charming fixer-upper full of potential, ideally suited for investors or buyers looking for their next project. The home features two bedrooms and one bathroom along with three fireplaces that add character and historic charm throughout the interior. Situated on just over half an acre, the property offers plenty of space for renovation, expansion, or creative redevelopment. A long wrap-around driveway provides ample parking and easy access. Behind the home, a beautiful stone staircase and retaining wall create a striking feature that leads to the spacious backyard, adding to the property's unique appeal. With vision and updates, this home presents an excellent investment opportunity to restore and reimagine a truly distinctive property.

Key facts

• Spacious backyard
• Three fireplaces
• Stone staircase

Tags

• THREE FIREPLACES
• STONE STAIRCASE
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Legal/tax description on file
• Financial info: No financial details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: Driveway with open parking; Space for 9 vehicles
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: One-level layout; Entry level is main level; Metal roof; Property listed in fixer condition
• Construction: Built with other/unspecified construction materials; Slab foundation
• Exterior features: City street frontage; Asphalt/paved road access

Interior

• Kitchen: No kitchen features specified
• Bedrooms: Two main-level bedrooms
• Flooring: No flooring information provided
• Bathrooms: One full bathroom (main level)
• Heating & cooling: No heating or cooling information provided
• Interior features: Three fireplaces, including a living room fireplace; No shared/common walls; Attic
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 32.9% 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.
• 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); 416 active listings in the ZIP; 8 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 31% of the median local income ($62k/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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 7y 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 $30k; list at $45k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1930 — 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: 3.59% ✓
• Cap rate: 32.91%
• Cash-on-cash: 95.06%
• DSCR: 5.23
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $189,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Perkins St NE	0.00mi	2/1.0	1,433 (0%)	5mo	$30,000	$21	96
310 Kingston Ave NE	0.08mi	3/2.0 (+1)	1,420 (-1%)	2mo	$200,000	$141	84
308 Perkins St NE	0.02mi	3/1.0 (+1)	1,338 (-7%)	5mo	$37,000	$28	79
203 Forsyth St NE	0.39mi	3/2.0 (+1)	1,395 (-3%)	1mo	$90,000	$65	68
122 Perkins St NE	0.09mi	3/2.0 (+1)	1,289 (-10%)	3mo	$199,000	$154	68
206 Church Street St	0.29mi	3/2.0 (+1)	1,473 (+3%)	7mo	$195,000	$132	67
501 Calhoun Ave NE	0.19mi	3/2.0 (+1)	1,329 (-7%)	10mo	$132,000	$99	62
413 Calhoun Ave NE	0.17mi	3/2.0 (+1)	1,626 (+14%)	1mo	$140,000	$86	60
43 King Bee Cir NE	0.36mi	3/2.0 (+1)	1,269 (-11%)	5mo	$180,000	$142	51
205 Couper St NE	0.73mi	2/1.0	1,349 (-6%)	6mo	$189,900	$141	51
200 Ross St NE	0.59mi	3/2.0 (+1)	1,358 (-5%)	9mo	$190,000	$140	47
11 Pine St NE	0.52mi	3/2.0 (+1)	1,611 (+12%)	8mo	$184,000	$114	40

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: 99.5%
• Equity multiple: 5.90×
• Total profit: $61,793
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.69×
• Total profit: $159,864
• Equity at exit: $3,891

Cash invested: $12,600 (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: 416
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$236
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $998

Break-even live

Break-even rent $352

Max offer price $45,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,024	-5% $1,011	+0% $998	+5% $985	+10% $973
Rent	-10% $871	-5% $934	+0% $998	+5% $1,062	+10% $1,126
Rate	-1.0pp $1,021	-0.5pp $1,010	base $998	+0.5pp $986	+1.0pp $975

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	45d	1	0.38mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	45d	1	0.40mi
2310 Village Blvd SE Rome, GA	1.0	1.5	929	$1,750	$1.88	45d	1	0.49mi
1 Roseway Cir NE Rome, GA	2.0	1.0	875	$1,200	$1.37	45d	1	0.55mi
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	45d	1	1.26mi
19 Poplar St NE Unit Na Rome, GA	2.0	1.0	1020	$1,550	$1.52	45d	1	1.26mi
20 Joplin St NE Rome, GA	3.0	2.5	1740	$2,399	$1.38	45d	1	1.26mi
340 W 3rd St Rome, GA	2.0	1.0–2.0	804	$2,225	$2.77	45d	27	1.41mi

Listing history 6 events

1. 2026-06-21
   days on market $45,000 Active 6 DOM
2. 2026-06-19
   days on market $45,000 Active 4 DOM
3. 2026-06-18
   days on market $45,000 Active 3 DOM
4. 2026-06-17
   days on market $45,000 Active 2 DOM
5. 2026-06-15
   remarks 693-char remark

   Show marketing remark (803 chars)

   Blind offers being accepted. Opportunity awaits with this charming fixer-upper full of potential, ideally suited for investors or buyers looking for their next project. The home features two bedrooms and one bathroom along with three fireplaces that add character and historic charm throughout the interior. Situated on just over half an acre, the property offers plenty of space for renovation, expansion, or creative redevelopment. A long wrap-around driveway provides ample parking and easy access. Behind the home, a beautiful stone staircase and retaining wall create a striking feature that leads to the spacious backyard, adding to the property's unique appeal. With vision and updates, this home presents an excellent investment opportunity to restore and reimagine a truly distinctive property.

6. 2026-06-15
   listed $45,000 Active 1 DOM

   Show marketing remark (803 chars)

   Blind offers being accepted. Opportunity awaits with this charming fixer-upper full of potential, ideally suited for investors or buyers looking for their next project. The home features two bedrooms and one bathroom along with three fireplaces that add character and historic charm throughout the interior. Situated on just over half an acre, the property offers plenty of space for renovation, expansion, or creative redevelopment. A long wrap-around driveway provides ample parking and easy access. Behind the home, a beautiful stone staircase and retaining wall create a striking feature that leads to the spacious backyard, adding to the property's unique appeal. With vision and updates, this home presents an excellent investment opportunity to restore and reimagine a truly distinctive 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: $283 · $24/mo
• Projected year-2 tax: $414 · $34/mo
• Expected delta: +$131/yr (+$11/mo · 46.2%)

ⓘ 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 · 18 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: $19,390
• − Mortgage interest: −$2,521
• − Property taxes: −$283
• − Insurance: −$225
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$1,309
• Taxable income: $11,949
• Est. tax owed @ 24.0%: −$2,868
• After-tax cash flow: $9,110/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

+80.7% since first listed

50 events — show timeline

• 2026-06-15 Listed $45,000 FMLS
• 2026-06-15 Listed $45,000 GAMLS
• 2026-01-30 Sold (MLS) $30,000 GAMLS
• 2026-01-30 Sold (MLS) $30,000 FMLS
• 2026-01-22 Pending — GAMLS
• 2026-01-22 Pending — FMLS
• 2026-01-05 Relisted — GAMLS
• 2026-01-05 Relisted — FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-04-16 Price Changed $40,000 FMLS
• 2025-04-16 Price Changed $59,000 FMLS
• 2025-04-16 Listed $40,000 GAMLS
• 2025-04-16 Listed $590,000 FMLS
• 2024-12-16 Listing Removed — GAMLS
• 2024-12-16 Listing Removed — FMLS
• 2024-08-29 Relisted — GAMLS
• 2024-08-23 Relisted — FMLS
• 2024-08-20 Contingent — FMLS
• 2024-08-20 Pending — GAMLS
• 2024-06-26 Listed $59,000 GAMLS
• 2024-06-26 Listed $59,000 FMLS
• 2024-05-29 Listing Removed — FMLS
• 2024-05-07 Relisted — FMLS
• 2024-04-09 Pending — FMLS
• 2024-03-30 Contingent — FMLS
• 2024-02-15 Listed $62,000 FMLS
• 2023-05-09 Sold (MLS) $29,900 GAMLS
• 2023-05-09 Sold (MLS) $29,900 FMLS
• 2023-04-14 Pending — FMLS
• 2023-04-14 Pending — GAMLS
• 2023-02-16 Price Changed $29,900 GAMLS
• 2023-02-16 Price Changed $29,900 FMLS
• 2022-12-10 Price Changed $32,900 GAMLS
• 2022-12-10 Price Changed $32,900 FMLS
• 2022-10-03 Price Changed $39,900 GAMLS
• 2022-10-03 Price Changed $39,900 FMLS
• 2022-08-27 Price Changed $45,000 GAMLS
• 2022-07-27 Price Changed $48,000 FMLS
• 2022-07-27 Price Changed $48,000 GAMLS
• 2022-06-29 Listed $55,000 GAMLS
• 2022-06-29 Listed $55,000 FMLS
• 2019-10-01 Pending — FMLS
• 2019-09-27 Listed $24,900 FMLS
• 2019-09-26 Sold (MLS) $14,000 GAMLS
• 2019-09-26 Sold (MLS) $14,000 FMLS
• 2019-09-20 Pending — GAMLS
• 2019-08-30 Price Changed $15,000 GAMLS
• 2019-07-13 Price Changed $19,900 GAMLS
• 2019-04-04 Listed $24,900 GAMLS

Property tax history

-2.5%/yr

Latest (2025): $283 · +9.7% YoY. Source: county tax records.