3 Grover St SW · Rome, GA 30161

$110,000

2 bd · 1.0 ba · 970 sqft · SingleFamily public records · 247 Days on market

Built 1930 2,178 sqft lot $113/sqft · 27% below area Est $151k · 27% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Investor owned property. Features 2 bedrooms and 1 bathroom. Located within the city limits of Rome, close to downtown and local amenities.

Key facts

• Local amenities
• Close to downtown
• 2,178 sq ft lot

Tags

• CLOSE TO DOWNTOWN
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 fast (+6.3%/yr); 416 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.03%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (median comp): $150,534
• List price: $110,000
• Delta: -26.93%
• 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
405 Pennington Ave SW	0.14mi	2/1.0	966 (-0%)	12mo	$60,000	$62	83
515 Harper Ave SW	0.12mi	2/1.0	888 (-8%)	1mo	$150,000	$169	79
21 Butler St SW	0.14mi	2/1.0	909 (-6%)	8mo	$173,000	$190	77
103 E Forest St SW	0.34mi	3/1.0 (+1)	968 (-0%)	4mo	$153,500	$159	76
515 Hardy Ave SW	0.11mi	2/1.0	864 (-11%)	7mo	$40,000	$46	71
521 SE Broad St SW	0.24mi	2/1.5	1,024 (+6%)	21mo	$198,000	$193	60
24 N Blanche Ave SW	0.43mi	2/1.0	902 (-7%)	12mo	$40,000	$44	58
604 Pennington Ave	0.03mi	3/2.0 (+1)	1,110 (+14%)	12mo	$200,000	$180	55
513 Branham Ave SW	0.07mi	3/2.0 (+1)	1,100 (+13%)	14mo	$165,000	$150	54
820 S Broad St SW	0.37mi	2/1.0	1,112 (+15%)	8mo	$170,000	$153	52
26 N Blanche Ave SW	0.43mi	2/1.0	1,064 (+10%)	18mo	$158,000	$148	49
305 Hardy Ave SW	0.19mi	3/2.0 (+1)	1,088 (+12%)	17mo	$211,000	$194	47

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: 9.2%
• Equity multiple: 1.38×
• Total profit: $11,571
• Equity at exit: $16,401

10-year hold

• IRR: 20.9%
• Equity multiple: 3.04×
• Total profit: $62,919
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $386

Break-even live

Break-even rent $928

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $448	-5% $417	+0% $386	+5% $355	+10% $323
Rent	-10% $274	-5% $330	+0% $386	+5% $442	+10% $498
Rate	-1.0pp $441	-0.5pp $414	base $386	+0.5pp $357	+1.0pp $328

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Fair St SW Unit A Rome, GA	1.0	1.0	722	$1,200	$1.66	45d	1	0.75mi
331 S McLin St SW Rome, GA	3.0	1.0	1108	$1,250	$1.13	45d	1	0.77mi
340 W 3rd St Rome, GA	2.0	1.0–2.0	804	$2,225	$2.77	45d	27	0.96mi
400 McDonald St NW Rome, GA	1.0	1.0	950	$1,400	$1.47	45d	1	1.36mi

Listing history 43 events

1. 2026-06-21
   days on market $110,000 Active 247 DOM
2. 2026-06-19
   days on market $110,000 Active 245 DOM
3. 2026-06-18
   days on market $110,000 Active 244 DOM
4. 2026-06-17
   days on market $110,000 Active 243 DOM
5. 2026-06-16
   days on market $110,000 Active 242 DOM
6. 2026-06-15
   days on market $110,000 Active 241 DOM
7. 2026-06-14
   days on market $110,000 Active 239 DOM
8. 2026-06-13
   days on market $110,000 Active 238 DOM
9. 2026-06-10
   days on market $110,000 Active 236 DOM
10. 2026-06-09
    days on market $110,000 Active 235 DOM
11. 2026-06-08
    days on market $110,000 Active 234 DOM
12. 2026-06-07
    days on market $110,000 Active 233 DOM
13. 2026-06-05
    days on market $110,000 Active 230 DOM
14. 2026-06-03
    days on market $110,000 Active 229 DOM
15. 2026-06-02
    days on market $110,000 Active 228 DOM
16. 2026-06-01
    days on market $110,000 Active 227 DOM
17. 2026-05-31
    days on market $110,000 Active 226 DOM
18. 2026-05-30
    days on market $110,000 Active 225 DOM
19. 2026-03-26
    price $110,000 139-char remark

    Show marketing remark (139 chars)

    Investor owned property. Features 2 bedrooms and 1 bathroom. Located within the city limits of Rome, close to downtown and local amenities.

20. 2026-03-26
    price $110,000 139-char remark

    Show marketing remark (139 chars)

    Investor owned property. Features 2 bedrooms and 1 bathroom. Located within the city limits of Rome, close to downtown and local amenities.

21. 2025-10-17
    listed $115,000 New 139-char remark

    Show marketing remark (139 chars)

    Investor owned property. Features 2 bedrooms and 1 bathroom. Located within the city limits of Rome, close to downtown and local amenities.

22. 2025-10-17
    listed $115,000 Active 139-char remark

    Show marketing remark (139 chars)

    Investor owned property. Features 2 bedrooms and 1 bathroom. Located within the city limits of Rome, close to downtown and local amenities.

23. 2024-06-08
    historical $1,025
24. 2024-04-13
    listed $1,025
25. 2024-04-08
    soldstatus $100,000
26. 2022-03-04
    soldstatus $91,200
27. 2019-12-06
    status Under Contract
28. 2019-12-06
    soldstatus $57,750 Sold
29. 2019-11-01
    historical
30. 2019-10-25
    listed $70,000 New
31. 2019-09-17
    listed $64,900 New
32. 2017-05-31
    historical
33. 2017-05-01
    status Back on Market
34. 2017-05-01
    historical
35. 2017-02-24
    listed $49,900 New
36. 2015-02-12
    price $18,000
37. 2015-01-28
    soldstatus $18,000 Sold
38. 2015-01-27
    status Under Contract
39. 2015-01-27
    price $22,900
40. 2015-01-05
    price $22,900
41. 2014-12-02
    price $27,900
42. 2014-10-28
    listed $32,900 New
43. 2005-06-29
    soldstatus $10,000

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,328 · $111/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,998
• − Mortgage interest: −$6,162
• − Property taxes: −$1,328
• − Insurance: −$550
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,200
• Taxable income: $3,038
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,899/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

+1000.0% since first listed

25 events — show timeline

• 2026-03-26 Price Changed $110,000 GAMLS
• 2026-03-26 Price Changed $110,000 FMLS
• 2025-10-17 Listed $115,000 FMLS
• 2025-10-17 Listed $115,000 GAMLS
• 2024-06-08 Rental Removed $1,025 BUILDIUM
• 2024-04-13 Listed for Rent $1,025 BUILDIUM
• 2024-04-08 Sold (Public Records) $100,000 Public Records
• 2022-03-04 Sold (Public Records) $91,200 Public Records
• 2019-12-06 Pending — GAMLS
• 2019-12-06 Sold (MLS) $57,750 GAMLS
• 2019-11-01 Listing Removed — GAMLS
• 2019-10-25 Listed $70,000 GAMLS
• 2019-09-17 Listed $64,900 GAMLS
• 2017-05-31 Listing Removed — GAMLS
• 2017-05-01 Relisted — GAMLS
• 2017-05-01 Listing Removed — GAMLS
• 2017-02-24 Listed $49,900 GAMLS
• 2015-02-12 Price Changed $18,000 GAMLS
• 2015-01-28 Sold (MLS) $18,000 GAMLS
• 2015-01-27 Pending — GAMLS
• 2015-01-27 Price Changed $22,900 GAMLS
• 2015-01-05 Price Changed $22,900 GAMLS
• 2014-12-02 Price Changed $27,900 GAMLS
• 2014-10-28 Listed $32,900 GAMLS
• 2005-06-29 Sold (Public Records) $10,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $1,328 · +7.8% YoY. Source: county tax records.