7 Hillcrest Ave NE · Rome, GA 30161

$175,000

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 36 Days on market

Built 1953 0.35 ac lot $129/sqft · 18% below area Est $214k · 18% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• 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

Classic ranch house that has many upgrades to include hardwood, real wood paneling, an incredible real masonry fireplace with stained wood mantle, kitchen and both bathrooms have been remodeled, large walk-in laundry room off of the hallway, covered front porch with a foyer entryway, modern double pane windows, Rheem hot water heater, Trane H/A system, modern electrical system, new water and sewer line. The back yard is large, completely level and features a grand magnolia tree that will be great for children to play in. Great view from the kitchen of the back yard.

Key facts

• Covered front porch
• Stained wood mantle
• Remodeled kitchen

Tags

• REAL MASONRY FIREPLACE
• STAINED WOOD MANTLE
• REMODELED KITCHEN
• REMODELED BATHROOMS
• LARGE WALK-IN LAUNDRY ROOM
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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 fast (+6.3%/yr); 411 active listings in the ZIP; 4 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).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 9 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 $87k; list at $175k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1953 — 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: 1.06% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $214,456
• List price: $175,000
• Delta: -18.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Hillcrest Ave NE	0.04mi	4/2.0 (+1)	1,381 (+2%)	11mo	$258,000	$187	81
116 Jim Lee Dr NE	0.24mi	3/1.0	1,352 (-0%)	22mo	$158,000	$117	66
4 Poinsetta Dr NE	0.34mi	3/2.0	1,430 (+5%)	19mo	$248,000	$173	59
104 Northwood Dr NE	0.10mi	2/1.5 (-1)	1,534 (+13%)	9mo	$221,100	$144	59
124 Atteiram Dr	0.32mi	3/1.5	1,166 (-14%)	10mo	$230,000	$197	51
6 Nottingham Way NE	0.73mi	3/1.0	1,429 (+5%)	4mo	$195,000	$136	50
12 Luminosa Ter	0.39mi	3/1.5	1,520 (+12%)	16mo	$182,000	$120	46
404 North Ave NE	0.75mi	3/1.5	1,168 (-14%)	11mo	$128,000	$110	31

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,604
• Equity at exit: $26,093

10-year hold

• IRR: 13.8%
• Equity multiple: 2.26×
• Total profit: $61,573
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $388

Break-even live

Break-even rent $1,362

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Joplin St NE Rome, GA	3.0	2.5	1740	$2,399	$1.38	44d	1	0.73mi
105 W Callahan St Rome, GA	3.0	2.0	1500	$2,000	$1.33	44d	1	1.17mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	44d	1	1.26mi
1 Roseway Cir NE Rome, GA	2.0	1.0	875	$1,200	$1.37	44d	1	1.32mi

Listing history 23 events

1. 2026-05-31
   status $175,000 Pending 36 DOM
2. 2026-05-30
   days on market $175,000 Active 36 DOM
3. 2026-05-19
   status Active 574-char remark

   Show marketing remark (574 chars)

   Classic ranch house that has many upgrades to include hardwood, real wood paneling, an incredible real masonry fireplace with stained wood mantle, kitchen and both bathrooms have been remodeled, large walk-in laundry room off of the hallway, covered front porch with a foyer entryway, modern double pane windows, Rheem hot water heater, Trane H/A system, modern electrical system, new water and sewer line. The back yard is large, completely level and features a grand magnolia tree that will be great for children to play in. Great view from the kitchen of the back yard.

4. 2026-05-19
   status Back On Market 574-char remark

   Show marketing remark (574 chars)

   Classic ranch house that has many upgrades to include hardwood, real wood paneling, an incredible real masonry fireplace with stained wood mantle, kitchen and both bathrooms have been remodeled, large walk-in laundry room off of the hallway, covered front porch with a foyer entryway, modern double pane windows, Rheem hot water heater, Trane H/A system, modern electrical system, new water and sewer line. The back yard is large, completely level and features a grand magnolia tree that will be great for children to play in. Great view from the kitchen of the back yard.

5. 2026-05-04
   status Under Contract 574-char remark

   Show marketing remark (574 chars)

   Classic ranch house that has many upgrades to include hardwood, real wood paneling, an incredible real masonry fireplace with stained wood mantle, kitchen and both bathrooms have been remodeled, large walk-in laundry room off of the hallway, covered front porch with a foyer entryway, modern double pane windows, Rheem hot water heater, Trane H/A system, modern electrical system, new water and sewer line. The back yard is large, completely level and features a grand magnolia tree that will be great for children to play in. Great view from the kitchen of the back yard.

6. 2026-05-04
   status Pending 574-char remark

   Show marketing remark (574 chars)

   Classic ranch house that has many upgrades to include hardwood, real wood paneling, an incredible real masonry fireplace with stained wood mantle, kitchen and both bathrooms have been remodeled, large walk-in laundry room off of the hallway, covered front porch with a foyer entryway, modern double pane windows, Rheem hot water heater, Trane H/A system, modern electrical system, new water and sewer line. The back yard is large, completely level and features a grand magnolia tree that will be great for children to play in. Great view from the kitchen of the back yard.

7. 2026-04-08
   listed $175,000 Active 574-char remark

   Show marketing remark (574 chars)

   Classic ranch house that has many upgrades to include hardwood, real wood paneling, an incredible real masonry fireplace with stained wood mantle, kitchen and both bathrooms have been remodeled, large walk-in laundry room off of the hallway, covered front porch with a foyer entryway, modern double pane windows, Rheem hot water heater, Trane H/A system, modern electrical system, new water and sewer line. The back yard is large, completely level and features a grand magnolia tree that will be great for children to play in. Great view from the kitchen of the back yard.

8. 2026-04-08
   listed $175,000 New 574-char remark

   Show marketing remark (574 chars)

   Classic ranch house that has many upgrades to include hardwood, real wood paneling, an incredible real masonry fireplace with stained wood mantle, kitchen and both bathrooms have been remodeled, large walk-in laundry room off of the hallway, covered front porch with a foyer entryway, modern double pane windows, Rheem hot water heater, Trane H/A system, modern electrical system, new water and sewer line. The back yard is large, completely level and features a grand magnolia tree that will be great for children to play in. Great view from the kitchen of the back yard.

9. 2026-03-19
   status Back On Market
10. 2026-03-19
    historical
11. 2026-03-11
    status Under Contract
12. 2026-03-11
    status Pending
13. 2026-03-11
    status Back On Market
14. 2026-03-11
    status Active
15. 2026-03-06
    historical
16. 2026-02-27
    historical
17. 2026-02-27
    historical
18. 2025-09-27
    price $198,500
19. 2025-09-27
    price $198,500
20. 2025-08-06
    listed $212,000 New
21. 2025-08-06
    listed $212,000 Active
22. 2001-06-08
    soldstatus $87,000
23. 2000-12-21
    soldstatus $80,300

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$590/yr (+$49/mo · 57.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,229
• − Mortgage interest: −$9,803
• − Property taxes: −$1,020
• − Insurance: −$875
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$5,091
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $4,202/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

+117.9% since first listed

21 events — show timeline

• 2026-05-19 Relisted — FMLS
• 2026-05-19 Relisted — GAMLS
• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — FMLS
• 2026-04-08 Listed $175,000 GAMLS
• 2026-04-08 Listed $175,000 FMLS
• 2026-03-19 Relisted — GAMLS
• 2026-03-19 Listing Removed — GAMLS
• 2026-03-11 Pending — GAMLS
• 2026-03-11 Pending — FMLS
• 2026-03-11 Relisted — GAMLS
• 2026-03-11 Relisted — FMLS
• 2026-03-06 Listing Removed — FMLS
• 2026-02-27 Listing Removed — FMLS
• 2026-02-27 Listing Removed — GAMLS
• 2025-09-27 Price Changed $198,500 FMLS
• 2025-09-27 Price Changed $198,500 GAMLS
• 2025-08-06 Listed $212,000 FMLS
• 2025-08-06 Listed $212,000 GAMLS
• 2001-06-08 Sold (Public Records) $87,000 Public Records
• 2000-12-21 Sold (Public Records) $80,300 Public Records

Property tax history

-0.0%/yr

Latest (2025): $1,020 · +1.0% YoY. Source: county tax records.