100 Dellwood Dr NW · Rome, GA 30165

$109,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 16 Days on market

Built 1947 8,276 sqft lot Est $158k · 31% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweat Equity Here !!!!!! make this one your Own. This 3 Bedroom 1 Bath has Hugh potential don't wait, This one sits on a Corner lot Great in town Location makes it's definitely your Diamond in the rough, with Hardwood floors Good size bedrooms and open Kitchen and Great interior bones this one has it all.This one sits on a Level Lot with an outside shed and covered parking all with quick access to schools and shopping.

Key facts

• Covered parking
• Outside shed
• Level lot

Tags

• CORNER LOT
• HARDWOOD FLOORS
• OPEN KITCHEN
• LEVEL LOT
• OUTSIDE SHED
• COVERED PARKING

Property features AI

Exterior

• Parking: Covered parking; Parking at kitchen level; Level driveway; Open parking available; One total parking space
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer available
• Home design: One-story home; Resale property
• Construction: Wood siding exterior; Other construction materials; Composition roof; Block foundation
• Exterior features: Patio; Outbuilding

Interior

• Kitchen: Eat-in kitchen; Laminate counters; Appliances: Other
• Bedrooms: Three main-level bedrooms; Primary bedroom on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Wood frame windows; No shared/common walls; Crawl space basement
• Laundry & utility: Common area laundry; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• 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: Elm Street Elementary (math 14% / reading 20%, grade F, #936 of 1,228 statewide, top 79%, 569 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 (+1.7%/yr); 369 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $754 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($107k) 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 $70k; list at $109k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $157,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Alexander St	0.28mi	3/2.0 (+1)	1,150 (-2%)	1mo	$223,000	$194	74
4 Conn St SW	0.32mi	2/1.0	1,176 (0%)	14mo	$85,000	$72	73
4 Homestead Cir NW	0.03mi	3/2.0 (+1)	1,314 (+12%)	6mo	$219,900	$167	65
10 Wingfield St SW	0.20mi	3/1.0 (+1)	1,084 (-8%)	13mo	$165,000	$152	62
813 Oakland Ave SW	0.68mi	2/1.0	1,168 (-1%)	9mo	$125,650	$108	60
103 Piedmont Ave NW	0.05mi	3/2.0 (+1)	1,308 (+11%)	15mo	$175,000	$134	57
3 Walker Dr	0.32mi	3/1.5 (+1)	1,064 (-10%)	8mo	$140,000	$132	56
13 Homestead Cir NW	0.09mi	3/2.0 (+1)	1,023 (-13%)	17mo	$199,900	$195	51
16 Cherry St SW	0.51mi	3/1.0 (+1)	1,312 (+12%)	9mo	$120,000	$91	45
208 Cherry St SW	0.62mi	3/2.0 (+1)	1,296 (+10%)	9mo	$167,500	$129	37
116 S Hughes St S	0.67mi	2/1.0	1,028 (-13%)	16mo	$115,000	$112	35
119 Norcross Way SW	0.70mi	3/2.0 (+1)	1,052 (-10%)	15mo	$215,000	$204	28

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,637
• Equity at exit: $16,252

10-year hold

• IRR: 5.0%
• Equity multiple: 1.35×
• Total profit: $10,663
• Equity at exit: $9,424

Cash invested: $30,520 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $245

Break-even live

Break-even rent $903

Max offer price $109,000

Occupancy floor 75%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 S Elm St SW Rome, GA	2.0	1.0	1184	$1,100	$0.93	43d	1	0.43mi
46 Widgeon Way Rome, GA	3.0	2.0	1208	$1,295	$1.07	43d	1	1.46mi
32 Melody Ln NW Rome, GA	3.0	1.0	1085	$1,550	$1.43	43d	1	1.48mi

Listing history 14 events

1. 2026-06-19
   days on market $109,000 Active 16 DOM
2. 2026-06-18
   days on market $109,000 Active 15 DOM
3. 2026-06-17
   days on market $109,000 Active 14 DOM
4. 2026-06-16
   days on market $109,000 Active 13 DOM
5. 2026-06-15
   days on market $109,000 Active 12 DOM
6. 2026-06-14
   days on market $109,000 Active 10 DOM
7. 2026-06-13
   days on market $109,000 Active 9 DOM
8. 2026-06-10
   days on market $109,000 Active 7 DOM
9. 2026-06-09
   days on market $109,000 Active 6 DOM
10. 2026-06-08
    days on market $109,000 Active 5 DOM
11. 2026-06-07
    days on market $109,000 Active 4 DOM
12. 2026-06-05
    remarks 460-char remark
13. 2026-06-03
    remarks 378-char remark

    Show marketing remark (423 chars)

    Sweat Equity Here !!!!!! make this one your Own. This 3 Bedroom 1 Bath has Hugh potential don't wait, This one sits on a Corner lot Great in town Location makes it's definitely your Diamond in the rough, with Hardwood floors Good size bedrooms and open Kitchen and Great interior bones this one has it all.This one sits on a Level Lot with an outside shed and covered parking all with quick access to schools and shopping.

14. 2026-06-03
    listed $109,000 Active 1 DOM

    Show marketing remark (423 chars)

    Sweat Equity Here !!!!!! make this one your Own. This 3 Bedroom 1 Bath has Hugh potential don't wait, This one sits on a Corner lot Great in town Location makes it's definitely your Diamond in the rough, with Hardwood floors Good size bedrooms and open Kitchen and Great interior bones this one has it all.This one sits on a Level Lot with an outside shed and covered parking all with quick access to schools and shopping.

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,155 · $96/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 ≥105°F today · 21 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: $14,552
• − Mortgage interest: −$6,106
• − Property taxes: −$1,155
• − Insurance: −$545
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,171
• Taxable income: $1,247
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,637/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): 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

+230.3% since first listed

17 events — show timeline

• 2026-06-03 Listed $109,000 FMLS
• 2026-06-03 Listed $109,000 GAMLS
• 2025-12-31 Listing Removed — FMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-28 Price Changed $127,000 FMLS
• 2025-10-28 Price Changed $127,000 GAMLS
• 2025-08-28 Price Changed $145,000 FMLS
• 2025-08-28 Price Changed $145,000 GAMLS
• 2025-08-04 Price Changed $169,000 GAMLS
• 2025-08-04 Price Changed $169,000 FMLS
• 2025-07-11 Listed $180,000 FMLS
• 2025-07-11 Listed $180,000 GAMLS
• 2001-08-21 Sold (Public Records) $70,000 Public Records
• 2001-05-09 Sold (Public Records) $38,000 Public Records
• 2000-04-25 Sold (Public Records) $57,000 Public Records
• 1999-06-10 Sold (Public Records) $25,500 Public Records
• 1996-01-31 Sold (Public Records) $33,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,155 · +10.1% YoY. Source: county tax records.