203 Forsyth St NE · Rome, GA 30161

$105,000

3 bd · 1.0 ba · 1,395 sqft · SingleFamily public records · 105 Days on market

Built 1910 5,227 sqft lot $75/sqft · 36% below area Est $163k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Solid 3 bedroom, 2 full bath home featuring a durable metal roof and ready for your vision. Ideal for a value-add renovation with strong resale potential or a smart buy-and-hold investment. Great layout with spacious bedrooms and a functional floor plan, offering the perfect canvas for your finishing touches or a full transformation. Conveniently located just blocks from a local park with playground and basketball courts, adding lifestyle appeal for future buyers or tenants.

Key facts

• Value-add renovation
• Metal roof
• Local park

Tags

• METAL ROOF
• VALUE-ADD RENOVATION
• LOCAL PARK
• PLAYGROUND
• BASKETBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 8 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 33% 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 $726 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $12k; list at $105k implies a 775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.63% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.48%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (median comp): $163,117
• List price: $105,000
• Delta: -35.63%
• 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
203 Forsyth St NE	0.00mi	3/2.0	1,395 (0%)	1mo	$90,000	$65	95
310 Kingston Ave NE	0.41mi	3/2.0	1,420 (+2%)	2mo	$200,000	$141	72
308 Perkins St NE	0.37mi	3/1.0	1,338 (-4%)	5mo	$37,000	$28	72
304 Perkins St NE	0.39mi	2/1.0 (-1)	1,433 (+3%)	5mo	$30,000	$21	68
200 Ross St NE	0.38mi	3/2.0	1,358 (-3%)	9mo	$190,000	$140	66
501 Calhoun Ave NE	0.36mi	3/2.0	1,329 (-5%)	10mo	$132,000	$99	63
122 Perkins St NE	0.45mi	3/2.0	1,289 (-8%)	3mo	$199,000	$154	60
102 Smith St	0.65mi	3/2.0	1,409 (+1%)	6mo	$190,000	$135	59
205 Couper St NE	0.55mi	2/1.0 (-1)	1,349 (-3%)	6mo	$189,900	$141	59
43 King Bee Cir NE	0.39mi	3/2.0	1,269 (-9%)	5mo	$180,000	$142	59
205 Camp St NE	0.18mi	2/2.0 (-1)	1,224 (-12%)	10mo	$182,000	$149	54
206 Church Street St	0.68mi	3/2.0	1,473 (+6%)	7mo	$195,000	$132	49

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: 22.7%
• Equity multiple: 1.97×
• Total profit: $28,598
• Equity at exit: $15,656

10-year hold

• IRR: 32.8%
• Equity multiple: 4.46×
• Total profit: $101,773
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$551
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $624

Break-even live

Break-even rent $918

Max offer price $105,000

Occupancy floor 58%

Sensitivity live

Price	-10% $684	-5% $654	+0% $624	+5% $595	+10% $565
Rent	-10% $489	-5% $557	+0% $624	+5% $692	+10% $759
Rate	-1.0pp $677	-0.5pp $651	base $624	+0.5pp $597	+1.0pp $569

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.03mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	44d	1	0.10mi
1 Roseway Cir NE Rome, GA	2.0	1.0	875	$1,200	$1.37	44d	1	0.15mi
19 Poplar St NE Unit Na Rome, GA	2.0	1.0	1020	$1,550	$1.52	44d	1	0.91mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,499	$1.41	44d	12	1.14mi
413 E 2nd St Rome, GA	2.0	1.5	1328	$1,275	$0.96	44d	1	1.14mi
340 W 3rd St Rome, GA	2.0	1.0–2.0	804	$2,225	$2.77	44d	27	1.19mi
20 Joplin St NE Rome, GA	3.0	2.5	1740	$2,399	$1.38	44d	1	1.25mi

Listing history 8 events

1. 2026-02-10
   listed $105,000 New 479-char remark

   Show marketing remark (479 chars)

   Solid 3 bedroom, 2 full bath home featuring a durable metal roof and ready for your vision. Ideal for a value-add renovation with strong resale potential or a smart buy-and-hold investment. Great layout with spacious bedrooms and a functional floor plan, offering the perfect canvas for your finishing touches or a full transformation. Conveniently located just blocks from a local park with playground and basketball courts, adding lifestyle appeal for future buyers or tenants.

2. 2026-02-10
   listed $105,000 Active 479-char remark

   Show marketing remark (479 chars)

   Solid 3 bedroom, 2 full bath home featuring a durable metal roof and ready for your vision. Ideal for a value-add renovation with strong resale potential or a smart buy-and-hold investment. Great layout with spacious bedrooms and a functional floor plan, offering the perfect canvas for your finishing touches or a full transformation. Conveniently located just blocks from a local park with playground and basketball courts, adding lifestyle appeal for future buyers or tenants.

3. 2014-05-07
   price $12,000
4. 2013-12-20
   soldstatus $12,000 Sold
5. 2013-12-03
   status Under Contract
6. 2013-12-02
   price $14,900
7. 2013-10-12
   listed $14,900 New
8. 2004-05-26
   soldstatus $15,000

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $20,501
• − Mortgage interest: −$5,882
• − Property taxes: −$1,571
• − Insurance: −$525
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$3,055
• Taxable income: $6,188
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $6,007/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

+600.0% since first listed

8 events — show timeline

• 2026-02-10 Listed $105,000 FMLS
• 2026-02-10 Listed $105,000 GAMLS
• 2014-05-07 Price Changed $12,000 GAMLS
• 2013-12-20 Sold (MLS) $12,000 GAMLS
• 2013-12-03 Pending — GAMLS
• 2013-12-02 Price Changed $14,900 GAMLS
• 2013-10-12 Listed $14,900 GAMLS
• 2004-05-26 Sold (Public Records) $15,000 Public Records

Property tax history

+22.5%/yr

Latest (2025): $1,571 · +9.7% YoY. Source: county tax records.