413 Calhoun Ave NE · Rome, GA 30161

$140,000

3 bd · 2.0 ba · 1,626 sqft · SingleFamily public records · 209 Days on market

Built 1906 6,534 sqft lot $86/sqft · at area comps Est $138k · at est.

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +6.9/15.0
• 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

Great investment property. Large 3 bedroom, 2 bath home with spacious detached two story garage.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1906

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 6 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 35% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1906 — 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: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $138,117
• List price: $140,000
• Delta: 1.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Calhoun Ave NE	0.00mi	3/2.0	1,626 (0%)	1mo	$140,000	$86	99
310 Kingston Ave NE	0.12mi	3/2.0	1,420 (-13%)	2mo	$200,000	$141	72
11 Pine St NE	0.48mi	3/2.0	1,611 (-1%)	8mo	$184,000	$114	69
9 Atteiram Dr	0.61mi	4/2.0 (+1)	1,666 (+2%)	3mo	$210,000	$126	60
203 Forsyth St NE	0.33mi	3/2.0	1,395 (-14%)	1mo	$90,000	$65	60
206 Church Street St	0.40mi	3/2.0	1,473 (-9%)	7mo	$195,000	$132	60
304 Perkins St NE	0.17mi	2/1.0 (-1)	1,433 (-12%)	5mo	$30,000	$21	60
205 Forsyth St NE	0.32mi	3/2.5	1,400 (-14%)	13mo	$219,000	$156	49
302 Wright St NE	0.51mi	3/2.0	1,442 (-11%)	11mo	$222,000	$154	48
105 Maplecrest Ln	0.69mi	2/2.0 (-1)	1,552 (-5%)	12mo	$340,000	$219	45
2020 N Broad St NE	0.46mi	3/2.0	1,400 (-14%)	14mo	$195,000	$139	44
23 Roseway Cir NE	0.53mi	3/1.0	1,428 (-12%)	13mo	$196,900	$138	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: 8.7%
• Equity multiple: 1.35×
• Total profit: $13,907
• Equity at exit: $20,874

10-year hold

• IRR: 20.5%
• Equity multiple: 3.00×
• Total profit: $78,439
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$734
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $477

Break-even live

Break-even rent $1,207

Max offer price $140,000

Occupancy floor 69%

Sensitivity live

Price	-10% $557	-5% $517	+0% $477	+5% $438	+10% $398
Rent	-10% $334	-5% $406	+0% $477	+5% $549	+10% $620
Rate	-1.0pp $548	-0.5pp $513	base $477	+0.5pp $441	+1.0pp $404

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	44d	1	0.32mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	44d	1	0.38mi
20 Joplin St NE Rome, GA	3.0	2.5	1740	$2,399	$1.38	44d	1	1.14mi
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	44d	1	1.34mi
340 W 3rd St Rome, GA	2.0	1.0–2.0	804	$2,225	$2.77	44d	27	1.46mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,499	$1.41	44d	12	1.48mi

Listing history 48 events

1. 2026-05-14
   status Under Contract 96-char remark

   Show marketing remark (96 chars)

   Great investment property. Large 3 bedroom, 2 bath home with spacious detached two story garage.

2. 2026-05-14
   status Pending 96-char remark

   Show marketing remark (96 chars)

   Great investment property. Large 3 bedroom, 2 bath home with spacious detached two story garage.

3. 2026-05-11
   price $250,000
4. 2026-05-11
   price $250,000
5. 2026-03-31
   price $330,000
6. 2026-03-26
   price $140,000 96-char remark

   Show marketing remark (96 chars)

   Great investment property. Large 3 bedroom, 2 bath home with spacious detached two story garage.

7. 2026-03-26
   price $330,000

   Show marketing remark (96 chars)

   Great investment property. Large 3 bedroom, 2 bath home with spacious detached two story garage.

8. 2026-03-26
   price $140,000 96-char remark

   Show marketing remark (96 chars)

   Great investment property. Large 3 bedroom, 2 bath home with spacious detached two story garage.

9. 2026-01-09
   price $345,000
10. 2026-01-09
    price $345,000
11. 2025-12-09
    price $485,000
12. 2025-12-09
    price $485,000
13. 2025-10-17
    listed $150,000 New 96-char remark

    Show marketing remark (96 chars)

    Great investment property. Large 3 bedroom, 2 bath home with spacious detached two story garage.

14. 2025-10-17
    listed $150,000 Active 96-char remark

    Show marketing remark (96 chars)

    Great investment property. Large 3 bedroom, 2 bath home with spacious detached two story garage.

15. 2025-10-07
    listed $615,000 New
16. 2025-10-07
    listed $615,000 Active
17. 2024-04-17
    soldstatus $130,000
18. 2022-03-04
    soldstatus $122,200
19. 2022-03-01
    soldstatus $122,160 Closed
20. 2022-03-01
    soldstatus $122,160 Sold
21. 2022-01-29
    historical Active Under Contract
22. 2022-01-12
    status Active
23. 2021-12-30
    status Pending
24. 2021-12-22
    historical Active Under Contract
25. 2021-12-22
    historical Active Under Contract
26. 2021-12-13
    price $129,900
27. 2021-12-06
    status Active
28. 2021-08-06
    price $129,999
29. 2021-05-24
    listed $149,999 Active
30. 2021-05-24
    listed $149,999 New
31. 2020-07-23
    soldstatus $70,000
32. 2020-07-16
    soldstatus $70,000 Closed
33. 2020-07-15
    soldstatus $70,000 Sold
34. 2020-06-13
    status Pending
35. 2020-06-13
    status Under Contract
36. 2020-03-19
    historical
37. 2020-03-18
    listed $79,900 Active
38. 2020-03-18
    listed $79,900 New
39. 2020-03-18
    listed $79,900 New
40. 2019-02-08
    historical
41. 2019-01-15
    listed $84,900 New
42. 2018-12-10
    soldstatus $35,000
43. 2017-01-04
    soldstatus $22,000 Sold
44. 2016-12-02
    historical Pending
45. 2016-11-07
    listed $22,000 Active
46. 1999-03-25
    soldstatus $63,000
47. 1995-10-12
    soldstatus $59,900
48. 1985-10-24
    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: $1,936 · $161/mo
• Projected year-2 tax: $1,936 · $161/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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,738
• − Mortgage interest: −$7,842
• − Property taxes: −$1,936
• − Insurance: −$700
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$4,073
• Taxable income: $3,710
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,837/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

+2400.0% since first listed

48 events — show timeline

• 2026-05-14 Pending — GAMLS
• 2026-05-14 Pending — FMLS
• 2026-05-11 Price Changed $250,000 GAMLS
• 2026-05-11 Price Changed $250,000 FMLS
• 2026-03-31 Price Changed $330,000 FMLS
• 2026-03-26 Price Changed $140,000 GAMLS
• 2026-03-26 Price Changed $330,000 GAMLS
• 2026-03-26 Price Changed $140,000 FMLS
• 2026-01-09 Price Changed $345,000 GAMLS
• 2026-01-09 Price Changed $345,000 FMLS
• 2025-12-09 Price Changed $485,000 GAMLS
• 2025-12-09 Price Changed $485,000 FMLS
• 2025-10-17 Listed $150,000 FMLS
• 2025-10-17 Listed $150,000 GAMLS
• 2025-10-07 Listed $615,000 FMLS
• 2025-10-07 Listed $615,000 GAMLS
• 2024-04-17 Sold (Public Records) $130,000 Public Records
• 2022-03-04 Sold (Public Records) $122,200 Public Records
• 2022-03-01 Sold (MLS) $122,160 GAMLS
• 2022-03-01 Sold (MLS) $122,160 FMLS
• 2022-01-29 Contingent — FMLS
• 2022-01-12 Relisted — FMLS
• 2021-12-30 Pending — FMLS
• 2021-12-22 Contingent — GAMLS
• 2021-12-22 Contingent — FMLS
• 2021-12-13 Price Changed $129,900 FMLS
• 2021-12-06 Relisted — FMLS
• 2021-08-06 Price Changed $129,999 FMLS
• 2021-05-24 Listed $149,999 GAMLS
• 2021-05-24 Listed $149,999 FMLS
• 2020-07-23 Sold (Public Records) $70,000 Public Records
• 2020-07-16 Sold (MLS) $70,000 FMLS
• 2020-07-15 Sold (MLS) $70,000 GAMLS
• 2020-06-13 Pending — FMLS
• 2020-06-13 Pending — GAMLS
• 2020-03-19 Listing Removed — GAMLS
• 2020-03-18 Listed $79,900 GAMLS
• 2020-03-18 Listed $79,900 GAMLS
• 2020-03-18 Listed $79,900 FMLS
• 2019-02-08 Listing Removed — GAMLS
• 2019-01-15 Listed $84,900 GAMLS
• 2018-12-10 Sold (Public Records) $35,000 Public Records
• 2017-01-04 Sold (MLS) $22,000 FMLS
• 2016-12-02 Contingent — FMLS
• 2016-11-07 Listed $22,000 FMLS
• 1999-03-25 Sold (Public Records) $63,000 Public Records
• 1995-10-12 Sold (Public Records) $59,900 Public Records
• 1985-10-24 Sold (Public Records) $10,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,936 · -8.3% YoY. Source: county tax records.