65 Tency Ln NE · Rome, GA 30165

$20,000

2 bd · 1.0 ba · 728 sqft · SingleFamily · 38 Days on market

Built 1995 $27/sqft · 50% below area ↓ 52% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable 2-Bedroom, 1-Bathroom mobile home with recent updates located in Swan Lake Mobile Home Park. Newer metal roof. Newer HVAC. New LVT flooring throughout. New interior paint. Refreshed kitchen and bathroom. Wood burning fireplace. Conveniently located near shopping, dining, and entertainment options. This home offers easy access to public transportation. Lot rent is $625 a month after purchase. All buyers must pass a background check through Swan Lake prior to purchase. This home can be financed with Vanderbilt Mortgage and Finance.

Key facts

• Refreshed bathroom
• Newer metal roof
• New interior paint

Tags

• NEWER METAL ROOF
• NEWER HVAC
• NEW LVT FLOORING
• NEW INTERIOR PAINT
• REFRESHED KITCHEN
• REFRESHED BATHROOM

Property features AI

Finance

• HOA & community: Association present; association maintains private roads

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer (connected); Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Manufactured house; Manufactured home / Single family residence; Updated / remodeled; Built in 1995
• Construction: Vinyl siding; Metal roof
• Exterior features: Level lot; Street lights in community; Lake in community

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom plan; Crawl space foundation; One-level home; Fireplace (1)
• Laundry & utility: Laundry located in hall

🏷️ Possibly a rental listed for sale. The $20,000 price doesn't fit this home's estimated sale value (~$40,162) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 52.4% 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: crime F, amenities F, commute 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.
• Zoned schools: Armuchee Primary School (math 58% / reading 47%, grade C-, #219 of 1,228 statewide, top 18%, 489 students, 48% FRL); Armuchee High School (math 24% / reading 42%, grade F, #101 of 424 statewide, top 24%, 809 students, 38% FRL).
• Market conditions: Rents rising (+1.7%/yr); 369 active listings in the ZIP; 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 $138 of loan paydown is wiped out by about $600 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 + 1.7% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 5.74% ✓
• Cap rate: 52.37%
• Cash-on-cash: 164.57%
• DSCR: 8.32
• GRM: 1.5

CMA / ARV

• ARV (median comp): $40,162
• List price: $20,000
• Delta: -50.20%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Tency Ln	0.09mi	2/1.0	784 (+8%)	12mo	$22,000	$28	73
257 Painter Rd NE	0.65mi	2/1.0	728 (0%)	13mo	$65,000	$89	59

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.90×
• Total profit: $44,220
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 18.09×
• Total profit: $95,683
• Equity at exit: $1,729

Cash invested: $5,600 (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 30165

• Home prices YoY: -24.6%
• Rents YoY: 1.7%
• Active inventory: 369
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $768

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 28%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $20,000 Active 38 DOM
2. 2026-06-18
   days on market $20,000 Active 37 DOM
3. 2026-06-17
   days on market $20,000 Active 36 DOM
4. 2026-06-16
   days on market $20,000 Active 35 DOM
5. 2026-06-15
   days on market $20,000 Active 34 DOM
6. 2026-06-14
   days on market $20,000 Active 32 DOM
7. 2026-06-13
   days on market $20,000 Active 31 DOM
8. 2026-06-10
   days on market $20,000 Active 29 DOM
9. 2026-06-09
   days on market $20,000 Active 28 DOM
10. 2026-06-08
    days on market $20,000 Active 27 DOM
11. 2026-06-07
    days on market $20,000 Active 26 DOM
12. 2026-06-03
    days on market $20,000 Active 22 DOM
13. 2026-06-02
    days on market $20,000 Active 21 DOM
14. 2026-06-01
    days on market $20,000 Active 20 DOM
15. 2026-05-31
    days on market $20,000 Active 19 DOM
16. 2026-05-30
    days on market $20,000 Active 18 DOM
17. 2026-05-12
    listed $20,000 New 544-char remark
18. 2026-02-27
    historical
19. 2026-02-03
    price $25,000
20. 2025-08-27
    listed $30,000 New
21. 2025-08-10
    historical
22. 2025-07-01
    price $35,500
23. 2025-05-28
    price $39,500
24. 2025-02-10
    listed $42,000 New

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $13,765
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$582
• Taxable income: $9,461
• Est. tax owed @ 24.0%: −$2,271
• After-tax cash flow: $6,945/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: 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 — 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

• County: Floyd County · 77,706 people
• City population: 77,706
• Metro: Rome, GA
• Population (ZIP): 43,001
• Household income: $68,089
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1311.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 21% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 82% English-only · Spanish 16% Other Indo-European 1% Vietnamese 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: ▼ -82.79%
• Current HPI: 254.3732
• Rent YoY: ▲ 1.71%
• 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

-52.4% since first listed

8 events — show timeline

• 2026-05-12 Listed $20,000 GAMLS
• 2026-02-27 Listing Removed — GAMLS
• 2026-02-03 Price Changed $25,000 GAMLS
• 2025-08-27 Listed $30,000 GAMLS
• 2025-08-10 Listing Removed — GAMLS
• 2025-07-01 Price Changed $35,500 GAMLS
• 2025-05-28 Price Changed $39,500 GAMLS
• 2025-02-10 Listed $42,000 GAMLS