218 Wilson Ave · Rome, GA 30161

$179,900

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 17 Days on market

Built 1959 8,712 sqft lot $154/sqft · 11% below area Est $203k · 11% under

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Why this score? — see what drove the D+ 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 +14.0/30.0
• ARV discount +12.6/15.0
• DSCR +4.2/10.0
• Rent growth +4.1/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled home with new HVAC, electric, plumbing, flooring, bathrooms, hot water heater, metal roof, concrete drive and parking area. Lovely front and rear yard that is level and open with no trees to deal with. Nice street that actually has sidewalks on both sides.

Key facts

• New plumbing
• New hvac
• New flooring

Tags

• NEW HVAC
• NEW ELECTRIC
• NEW PLUMBING
• NEW FLOORING
• NEW BATHROOMS
• NEW HOT WATER HEATER

Property features AI

Exterior

• Parking: Kitchen-level parking pad
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available
• Home design: One-level single-family home; Fee simple ownership; Resale condition
• Construction: Vinyl siding; Metal roof; Block foundation
• Exterior features: Storage; Outbuilding; Front porch; Side porch; Asphalt road frontage on a city street; Sidewalks

Interior

• Kitchen: Eat-in kitchen with tile counters and other surface counters; Kitchen opens to the family room; Dishwasher; Microwave; Electric water heater
• Bedrooms: Master suite on the main level; Three main-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; Master bath with shower (no tub)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: High-speed internet; Double-pane windows; No shared/common walls; Crawl space basement
• Laundry & utility: Laundry closet in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-44 ($-525/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (18.4% below list).
• Recommended offer: $147k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Anna K. Davie Elementary (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 434 students, 94% 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 72% FRL track the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 412 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 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 $80k; list at $180k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,855 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (median comp): $202,652
• List price: $179,900
• Delta: -11.23%
• 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
235 Pennington Ave	0.31mi	3/2.0	1,260 (+8%)	7mo	$232,000	$184	63
305 Hardy Ave SW	0.17mi	3/2.0	1,088 (-7%)	17mo	$211,000	$194	62
604 Pennington Ave	0.37mi	3/2.0	1,110 (-5%)	12mo	$200,000	$180	60
105 Mary St SW	0.41mi	2/2.0 (-1)	1,254 (+7%)	2mo	$67,000	$53	59
407 Pennington Ave SW	0.33mi	3/2.0	1,320 (+13%)	1mo	$233,000	$177	58
3 Porter St SW	0.40mi	3/1.0	1,120 (-4%)	21mo	$68,000	$61	57
513 Branham Ave SW	0.37mi	3/2.0	1,100 (-6%)	14mo	$165,000	$150	56
412 Hardy Ave	0.22mi	3/2.0	1,320 (+13%)	13mo	$220,000	$167	53
820 S Broad St SW	0.60mi	2/1.0 (-1)	1,112 (-5%)	8mo	$170,000	$153	52
515 S Broad St S	0.56mi	2/2.0 (-1)	1,252 (+7%)	3mo	$295,000	$236	50
19 N Blanche Ave SW	0.74mi	2/1.0 (-1)	1,236 (+6%)	12mo	$145,000	$117	41
512 Harper Ave SW	0.42mi	3/2.0	1,320 (+13%)	20mo	$208,000	$158	39

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-26,934
• Equity at exit: $26,824

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-5,074
• Equity at exit: $15,554

Cash invested: $50,372 (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: 412
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-44

Break-even live

Break-even rent $1,524

Max offer price $172,174

Occupancy floor 98%

Sensitivity live

Price	-10% $58	-5% $7	+0% $-44	+5% $-95	+10% $-146
Rent	-10% $-160	-5% $-102	+0% $-44	+5% $14	+10% $72
Rate	-1.0pp $47	-0.5pp $2	base $-44	+0.5pp $-90	+1.0pp $-138

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 W 3rd St Rome, GA	2.0	1.0–2.0	804	$2,225	$2.77	46d	27	0.97mi
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	46d	1	1.09mi
331 S McLin St SW Rome, GA	3.0	1.0	1108	$1,250	$1.13	46d	1	1.10mi
1005 N 2nd Ave NW #26 Rome, GA	3.0	2.5	1418	$1,700	$1.20	46d	1	1.10mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,499	$1.41	46d	12	1.50mi

Listing history 12 events

1. 2026-05-08
   listed $179,900 Active 268-char remark

   Show marketing remark (268 chars)

   Remodeled home with new HVAC, electric, plumbing, flooring, bathrooms, hot water heater, metal roof, concrete drive and parking area. Lovely front and rear yard that is level and open with no trees to deal with. Nice street that actually has sidewalks on both sides.

2. 2026-05-08
   listed $179,900 New 268-char remark

   Show marketing remark (268 chars)

   Remodeled home with new HVAC, electric, plumbing, flooring, bathrooms, hot water heater, metal roof, concrete drive and parking area. Lovely front and rear yard that is level and open with no trees to deal with. Nice street that actually has sidewalks on both sides.

3. 2025-12-31
   soldstatus $80,000 Closed

   Show marketing remark (779 chars)

   Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

4. 2025-12-31
   soldstatus $80,000

   Show marketing remark (779 chars)

   Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

5. 2025-12-22
   status Pending

   Show marketing remark (779 chars)

   Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

6. 2025-12-11
   price $89,900

   Show marketing remark (779 chars)

   Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

7. 2025-11-26
   status Active

   Show marketing remark (779 chars)

   Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

8. 2025-11-26
   price $95,000

   Show marketing remark (779 chars)

   Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

9. 2025-11-06
   status Pending

   Show marketing remark (779 chars)

   Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

10. 2025-11-01
    historical Active Under Contract

    Show marketing remark (779 chars)

    Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

11. 2025-10-27
    price $99,900

    Show marketing remark (779 chars)

    Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

12. 2025-10-21
    listed $109,900 Active

    Show marketing remark (779 chars)

    Under 100k, Bring offers. Great opportunity for the savvy investor, or handy man. Roomy 2 bedroom, 1 bath ranch home on a large, flat lot. Bonus room off of large kitchen can be used as a 3rd bedroom, office or den. Large open kitchen with tile countertops and tile flooring. Hardwood floors in family room, bedrooms and hallway. This home has a newer, architectural shingle roof, vinyl siding, double pane windows, tankless water heater and central heating and air. The home does need some work. Utilities are not on and will not be turned on. Cash or conventional financing would be best. Sale terms are negotiable. Bring all offers. Listing broker has ownership interest in property. No rental restrictions. No seller disclosures or warranties of any kind, Sold As-Is.

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$226/yr (+$19/mo · 15.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $17,623
• − Mortgage interest: −$10,077
• − Property taxes: −$1,429
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$5,233
• Taxable loss: −$3,633
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $347/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

+63.7% since first listed

14 events — show timeline

• 2026-05-25 Pending — FMLS
• 2026-05-25 Pending — GAMLS
• 2026-05-08 Listed $179,900 GAMLS
• 2026-05-08 Listed $179,900 FMLS
• 2025-12-31 Sold (Public Records) $80,000 Public Records
• 2025-12-31 Sold (MLS) $80,000 FMLS
• 2025-12-22 Pending — FMLS
• 2025-12-11 Price Changed $89,900 FMLS
• 2025-11-26 Relisted — FMLS
• 2025-11-26 Price Changed $95,000 FMLS
• 2025-11-06 Pending — FMLS
• 2025-11-01 Contingent — FMLS
• 2025-10-27 Price Changed $99,900 FMLS
• 2025-10-21 Listed $109,900 FMLS

Property tax history

+10.0%/yr

Latest (2025): $1,429 · +63.4% YoY. Source: county tax records.