301 Bert Rd · Shannon, GA 30161

$959,000

2 bd · None ba · — sqft · MultiFamily · 125 Days on market

Built 1994 Fair condition 1.85 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment opportunity located in the highly desirable Model School District. This multifamily property consists of five duplexes (10 total units), offering strong and stable rental income. All units are currently rented on month-to-month leases, providing flexibility for rent adjustments or future repositioning. Each unit includes all appliances, and the property has seen recent capital improvements with new roofs installed on 4 of the 5 duplexes. Seller will install a new roof on the fifth unit before closing. The front 2 units are 2 Bedroom and 1 bathroom and the rear two story units are 2 Bedroom and 1 1/2 bathroom. The owner is willing to install a new roof on the remaining duplex prior to closing, adding immediate value for the next owner. The property also features several long-term tenants, reflecting consistent demand and tenant stability. An excellent opportunity for investors seeking a solid, income-producing asset in a prime school district with upside potential.

Key facts

• Tenant stability
• Strong rental income
• New roofs installed

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL INCOME
• RECENT CAPITAL IMPROVEMENTS
• NEW ROOFS INSTALLED
• TENANT STABILITY

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath multifamily listed at $959k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $959k).
• Recommended offer: $844k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.7% in Shannon — 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 (#264 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Floyd County (rural): math 41% / reading 40% proficiency, ranked #45 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.3%/yr); 411 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).
• At $13,695/mo this rent would consume 266% of the median local household income ($62k/yr) (locally 1104% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $29k 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 $269k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($844k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $141k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $843,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.73%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.28% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.57×
• Total profit: $154,263
• Equity at exit: $142,990

10-year hold

• IRR: 25.0%
• Equity multiple: 3.53×
• Total profit: $678,571
• Equity at exit: $82,917

Cash invested: $268,520 (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: 58.4×

Monthly cashflow live

• Estimated rent: $13,695 medium
• Mortgage (P&I): −$5,029
• Tax est. 1.5%: −$1,199 /mo · $14,385/yr
• Insurance: −$400
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,876
• Net cashflow: $4,125

Break-even live

Break-even rent $8,473

Max offer price $959,000

Occupancy floor 65%

10-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$10,960
▸ 2× units	2	1.5	$2,740
Total (10 units)			$13,695

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: $239,750
• Closing costs: $28,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3297 Calhoun Rd NE Rome, GA	1.0	1.0	—	$1,500	—	44d	1	0.34mi

Listing history 18 events

1. 2026-06-18
   days on market $959,000 Active 125 DOM
2. 2026-06-17
   days on market $959,000 Active 124 DOM
3. 2026-06-16
   days on market $959,000 Active 123 DOM
4. 2026-06-15
   days on market $959,000 Active 122 DOM
5. 2026-06-14
   days on market $959,000 Active 120 DOM
6. 2026-06-13
   days on market $959,000 Active 119 DOM
7. 2026-06-10
   days on market $959,000 Active 117 DOM
8. 2026-06-09
   days on market $959,000 Active 116 DOM
9. 2026-06-08
   days on market $959,000 Active 115 DOM
10. 2026-06-07
    days on market $959,000 Active 114 DOM
11. 2026-06-03
    days on market $959,000 Active 110 DOM
12. 2026-06-02
    days on market $959,000 Active 109 DOM
13. 2026-06-01
    days on market $959,000 Active 108 DOM
14. 2026-05-31
    days on market $959,000 Active 107 DOM
15. 2026-05-30
    days on market $959,000 Active 106 DOM
16. 2026-02-10
    historical
17. 2026-02-03
    listed $959,000 New 996-char remark

    Show marketing remark (996 chars)

    Great investment opportunity located in the highly desirable Model School District. This multifamily property consists of five duplexes (10 total units), offering strong and stable rental income. All units are currently rented on month-to-month leases, providing flexibility for rent adjustments or future repositioning. Each unit includes all appliances, and the property has seen recent capital improvements with new roofs installed on 4 of the 5 duplexes. Seller will install a new roof on the fifth unit before closing. The front 2 units are 2 Bedroom and 1 bathroom and the rear two story units are 2 Bedroom and 1 1/2 bathroom. The owner is willing to install a new roof on the remaining duplex prior to closing, adding immediate value for the next owner. The property also features several long-term tenants, reflecting consistent demand and tenant stability. An excellent opportunity for investors seeking a solid, income-producing asset in a prime school district with upside potential.

18. 2026-02-03
    listed $1,100,000 New

    Show marketing remark (996 chars)

    Great investment opportunity located in the highly desirable Model School District. This multifamily property consists of five duplexes (10 total units), offering strong and stable rental income. All units are currently rented on month-to-month leases, providing flexibility for rent adjustments or future repositioning. Each unit includes all appliances, and the property has seen recent capital improvements with new roofs installed on 4 of the 5 duplexes. Seller will install a new roof on the fifth unit before closing. The front 2 units are 2 Bedroom and 1 bathroom and the rear two story units are 2 Bedroom and 1 1/2 bathroom. The owner is willing to install a new roof on the remaining duplex prior to closing, adding immediate value for the next owner. The property also features several long-term tenants, reflecting consistent demand and tenant stability. An excellent opportunity for investors seeking a solid, income-producing asset in a prime school district with upside potential.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $164,340
• − Mortgage interest: −$53,719
• − Property taxes: −$14,385
• − Insurance: −$5,592
• − Repairs & maintenance: −$13,147
• − Management: −$13,147
• − Depreciation: −$27,898
• Taxable income: $36,451
• Est. tax owed @ 24.0%: −$8,748
• After-tax cash flow: $40,754/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This multifamily property requires moderate repairs and maintenance to improve its condition and value. A new roof, exterior painting, and landscaping improvements would significantly enhance its appeal and marketability.

Repairs flagged

• Major roof — Aging roof needs replacement
• Moderate exterior siding — Siding shows signs of wear
• Minor landscaping — Sparse and needs improvement

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both landscaping — Improves curb appeal and rental appeal
• Both roof replacement — Fixes major issue and improves value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Aging roof needs replacement	Major	$15,000–50,000
exterior siding · Siding shows signs of wear	Moderate	$3,000–15,000
landscaping · Sparse and needs improvement	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and rental appeal ↑
• Both roof replacement — Fixes major issue and improves value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Floyd County
• NCES district ID: 1302190
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $47,083
• Composite: 34.64/100
• National rank: #5143
• State rank: #45 of 174 in GA

Livability — Shannon

• Score: 64/100
• State rank: #264
• US rank: #14408

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Floyd County · 77,706 people
• 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

+14.7% since first listed

3 events — show timeline

• 2026-02-10 Listing Removed — GAMLS
• 2026-02-03 Listed $1,100,000 GAMLS
• 2026-02-03 Listed $959,000 GAMLS