801 Maple Ave SW · Rome, GA 30161

$60,000

None bd · None ba · 3,942 sqft · MultiFamily public records · 107 Days on market

Built 1930 0.32 ac lot

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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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Quadraplex in a terrific location in East Rome. Sits on a Corner lot in East Rome with excellent proximity to Downtown Rome, the restaurants of Turner McCall Blvd, and quick 2-minute access to hwy 411 or hwy 27.

Key facts

• Corner lot
• 0.32 acre lot
• Built 1930

Tags

• CORNER LOT
• QUICK ACCESS TO HWY 411
• QUICK ACCESS TO HWY 27

What this means for you Summary

Snapshot

• This is a multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 76.6% 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; 355 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).
• At $5,145/mo this rent would consume 100% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $32k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 8.58% ✓
• Cap rate: 76.60%
• Cash-on-cash: 251.10%
• DSCR: 12.17
• GRM: 1.0

CMA / ARV

• ARV (median comp): $735,516
• List price: $60,000
• Delta: -91.84%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 14.80×
• Total profit: $231,871
• Equity at exit: $8,946

10-year hold

• IRR: —
• Equity multiple: 34.80×
• Total profit: $567,849
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.9×

Monthly cashflow live

• Estimated rent: $5,145 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$210 /mo · $2,514/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,080
• Net cashflow: $3,515

Break-even live

Break-even rent $695

Max offer price $60,000

Occupancy floor 27%

Sensitivity live

Price	-10% $3,549	-5% $3,532	+0% $3,515	+5% $3,498	+10% $3,481
Rent	-10% $3,109	-5% $3,312	+0% $3,515	+5% $3,719	+10% $3,922
Rate	-1.0pp $3,546	-0.5pp $3,531	base $3,515	+0.5pp $3,500	+1.0pp $3,484

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$5,144
Total (4 units)			$5,145

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $60,000 Active 107 DOM
2. 2026-06-18
   days on market $60,000 Active 106 DOM
3. 2026-06-17
   days on market $60,000 Active 105 DOM
4. 2026-06-16
   days on market $60,000 Active 104 DOM
5. 2026-06-15
   days on market $60,000 Active 103 DOM
6. 2026-06-14
   days on market $60,000 Active 101 DOM
7. 2026-06-13
   statusdays on market $60,000 Active 100 DOM
8. 2026-06-10
   remarks 218-char remark
9. 2026-06-10
   pricestatusdays on market $60,000 Price Change 98 DOM
10. 2026-06-09
    days on market $72,500 Active 97 DOM
11. 2026-06-08
    days on market $72,500 Active 96 DOM
12. 2026-06-07
    days on market $72,500 Active 95 DOM
13. 2026-06-05
    days on market $72,500 Active 92 DOM
14. 2026-06-03
    days on market $72,500 Active 91 DOM
15. 2026-06-02
    days on market $72,500 Active 90 DOM
16. 2026-06-01
    days on market $72,500 Active 89 DOM
17. 2026-05-31
    days on market $72,500 Active 88 DOM
18. 2026-05-30
    days on market $72,500 Active 87 DOM
19. 2026-04-11
    price $72,500 211-char remark

    Show marketing remark (211 chars)

    Quadraplex in a terrific location in East Rome. Sits on a Corner lot in East Rome with excellent proximity to Downtown Rome, the restaurants of Turner McCall Blvd, and quick 2-minute access to hwy 411 or hwy 27.

20. 2026-04-10
    status Back On Market 211-char remark

    Show marketing remark (211 chars)

    Quadraplex in a terrific location in East Rome. Sits on a Corner lot in East Rome with excellent proximity to Downtown Rome, the restaurants of Turner McCall Blvd, and quick 2-minute access to hwy 411 or hwy 27.

21. 2026-04-01
    status Under Contract 211-char remark

    Show marketing remark (211 chars)

    Quadraplex in a terrific location in East Rome. Sits on a Corner lot in East Rome with excellent proximity to Downtown Rome, the restaurants of Turner McCall Blvd, and quick 2-minute access to hwy 411 or hwy 27.

22. 2026-03-24
    price $74,999 211-char remark

    Show marketing remark (211 chars)

    Quadraplex in a terrific location in East Rome. Sits on a Corner lot in East Rome with excellent proximity to Downtown Rome, the restaurants of Turner McCall Blvd, and quick 2-minute access to hwy 411 or hwy 27.

23. 2026-02-23
    listed $92,000 New 211-char remark

    Show marketing remark (211 chars)

    Quadraplex in a terrific location in East Rome. Sits on a Corner lot in East Rome with excellent proximity to Downtown Rome, the restaurants of Turner McCall Blvd, and quick 2-minute access to hwy 411 or hwy 27.

24. 2026-02-05
    historical Active Under Contract
25. 2026-02-02
    price $90,000
26. 2026-01-25
    status Back On Market
27. 2025-12-03
    status Under Contract
28. 2025-12-03
    price $120,000
29. 2025-11-18
    price $89,000
30. 2025-06-30
    listed $134,500 New
31. 2023-04-18
    soldstatus $117,000
32. 2023-04-12
    soldstatus $117,000 Closed
33. 2023-04-12
    soldstatus $117,000 Sold
34. 2023-04-06
    status Under Contract
35. 2023-04-02
    status Pending
36. 2023-03-24
    status Back On Market
37. 2023-03-24
    status Active
38. 2023-03-20
    status Under Contract
39. 2023-03-20
    status Pending
40. 2023-03-14
    price $129,900
41. 2023-03-14
    price $129,900
42. 2023-03-08
    listed $149,900 Active
43. 2023-03-08
    listed $149,900 New
44. 2022-02-14
    soldstatus $90,000
45. 2022-02-01
    soldstatus $90,000 Closed
46. 2022-01-11
    status Pending
47. 2022-01-07
    historical Active Under Contract
48. 2022-01-02
    listed $89,900 Active
49. 2017-05-02
    soldstatus $33,400
50. 1998-04-01
    soldstatus $62,500

ⓘ 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: $2,514 · $210/mo
• Projected year-2 tax: $2,514 · $210/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $61,740
• − Mortgage interest: −$3,361
• − Property taxes: −$2,514
• − Insurance: −$300
• − Repairs & maintenance: −$4,939
• − Management: −$4,939
• − Depreciation: −$1,745
• Taxable income: $43,941
• Est. tax owed @ 24.0%: −$10,546
• After-tax cash flow: $31,639/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

+141.7% since first listed

37 events — show timeline

• 2026-04-11 Price Changed $72,500 GAMLS
• 2026-04-10 Relisted — GAMLS
• 2026-04-01 Pending — GAMLS
• 2026-03-24 Price Changed $74,999 GAMLS
• 2026-02-23 Listed $92,000 GAMLS
• 2026-02-05 Contingent — GAMLS
• 2026-02-02 Price Changed $90,000 GAMLS
• 2026-01-25 Relisted — GAMLS
• 2025-12-03 Pending — GAMLS
• 2025-12-03 Price Changed $120,000 GAMLS
• 2025-11-18 Price Changed $89,000 GAMLS
• 2025-06-30 Listed $134,500 GAMLS
• 2023-04-18 Sold (Public Records) $117,000 Public Records
• 2023-04-12 Sold (MLS) $117,000 GAMLS
• 2023-04-12 Sold (MLS) $117,000 FMLS
• 2023-04-06 Pending — GAMLS
• 2023-04-02 Pending — FMLS
• 2023-03-24 Relisted — GAMLS
• 2023-03-24 Relisted — FMLS
• 2023-03-20 Pending — GAMLS
• 2023-03-20 Pending — FMLS
• 2023-03-14 Price Changed $129,900 GAMLS
• 2023-03-14 Price Changed $129,900 FMLS
• 2023-03-08 Listed $149,900 GAMLS
• 2023-03-08 Listed $149,900 FMLS
• 2022-02-14 Sold (Public Records) $90,000 Public Records
• 2022-02-01 Sold (MLS) $90,000 FMLS
• 2022-01-11 Pending — FMLS
• 2022-01-07 Contingent — FMLS
• 2022-01-02 Listed $89,900 FMLS
• 2017-05-02 Sold (Public Records) $33,400 Public Records
• 1998-04-01 Sold (Public Records) $62,500 Public Records
• 1993-04-05 Sold (Public Records) $60,000 Public Records
• 1992-08-24 Sold (Public Records) $40,000 Public Records
• 1992-07-01 Sold (Public Records) $25,000 Public Records
• 1992-04-07 Sold (Public Records) $64,000 Public Records
• 1989-02-08 Sold (Public Records) $30,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,514 · +51.7% YoY. Source: county tax records.