304 E 19th St SW · Rome, GA 30161

$129,900

4 bd · 2.0 ba · 1,910 sqft · SingleFamily public records · 558 Days on market

Built 1908 0.31 ac lot Est $226k · 43% 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

Income producing property! Historic 4 bedroom 2 full bath home close to shopping. Features 11 ft ceilings, covered parking, handicapped ramp up to home and big, level fenced in backyard. Big kitchen and bathroom.Close to covered basket ball pavilion. The recreation area is also being renovated.

Key facts

• Covered parking
• 0.31 acre lot
• 5 parking spots

Tags

• COVERED PARKING
• LEVEL FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 42% 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 $898 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 558 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 8y 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 $16k; list at $130k implies a 687% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 558 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 1908 — 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: 1.65% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.45%
• DSCR: 2.04
• GRM: 5.0

CMA / ARV

• ARV (median comp): $226,250
• List price: $129,900
• Delta: -42.59%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Notasulga Dr	0.68mi	3/2.0 (-1)	1,880 (-2%)	10mo	$280,000	$149	53
415 E 20th St SW	0.18mi	4/2.0	1,632 (-15%)	21mo	$225,900	$138	50
117 Hawthorne St	0.74mi	3/1.5 (-1)	1,840 (-4%)	13mo	$180,000	$98	42

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: 20.4%
• Equity multiple: 1.87×
• Total profit: $31,621
• Equity at exit: $19,369

10-year hold

• IRR: 30.9%
• Equity multiple: 4.25×
• Total profit: $118,295
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$250 /mo · $2,997/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $711

Break-even live

Break-even rent $1,247

Max offer price $129,900

Occupancy floor 62%

Sensitivity live

Price	-10% $784	-5% $748	+0% $711	+5% $674	+10% $637
Rent	-10% $541	-5% $626	+0% $711	+5% $796	+10% $880
Rate	-1.0pp $776	-0.5pp $744	base $711	+0.5pp $677	+1.0pp $643

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
93 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	44d	1	0.97mi
77 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	44d	1	1.03mi
50 Chateau Dr SE Rome, GA	2.0–3.0	1.5–2.0	1255	$1,599	$1.27	3d	4	1.08mi
109 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	44d	1	1.19mi

Listing history 50 events

1. 2026-06-05
   statusdays on market $129,900 Pending 558 DOM
2. 2026-06-03
   days on market $129,900 Active 557 DOM
3. 2026-06-02
   days on market $129,900 Active 556 DOM
4. 2026-06-01
   days on market $129,900 Active 555 DOM
5. 2026-05-31
   days on market $129,900 Active 554 DOM
6. 2026-05-30
   days on market $129,900 Active 553 DOM
7. 2025-10-01
   listed $129,900 New 295-char remark

   Show marketing remark (295 chars)

   Income producing property! Historic 4 bedroom 2 full bath home close to shopping. Features 11 ft ceilings, covered parking, handicapped ramp up to home and big, level fenced in backyard. Big kitchen and bathroom.Close to covered basket ball pavilion. The recreation area is also being renovated.

8. 2025-07-01
   historical
9. 2025-05-13
   status Active
10. 2025-05-13
    status Back On Market
11. 2025-05-02
    status Pending
12. 2025-05-02
    status Under Contract
13. 2025-04-25
    status Back On Market
14. 2025-04-25
    status Active
15. 2025-04-15
    status Pending
16. 2025-04-07
    historical Active Under Contract
17. 2025-04-07
    status Under Contract
18. 2025-02-28
    price $129,900
19. 2025-02-28
    price $129,900
20. 2025-02-16
    price $139,000
21. 2025-02-16
    price $139,000
22. 2025-02-02
    price $149,900
23. 2025-02-02
    price $149,900
24. 2024-11-25
    price $168,000
25. 2024-11-25
    price $168,000
26. 2024-11-16
    price $174,900
27. 2024-11-16
    price $174,900
28. 2024-11-04
    price $179,000
29. 2024-11-04
    price $179,000
30. 2024-11-02
    listed $189,000 New
31. 2024-11-02
    listed $189,000 Active
32. 2022-08-31
    historical
33. 2022-08-26
    status Back On Market
34. 2022-08-16
    status Under Contract
35. 2022-07-29
    status Back On Market
36. 2022-07-27
    status Under Contract
37. 2022-07-05
    status Back On Market
38. 2022-06-21
    status Under Contract
39. 2022-06-04
    price $132,900
40. 2022-06-04
    status Back On Market
41. 2022-06-02
    status Under Contract
42. 2022-05-19
    price $139,900
43. 2022-04-13
    status Active
44. 2022-04-11
    historical
45. 2022-04-04
    status Under Contract
46. 2022-03-21
    price $145,900
47. 2022-02-25
    status Active
48. 2022-02-23
    historical
49. 2022-02-15
    status Under Contract
50. 2022-01-27
    price $149,000

ⓘ 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: $2,997 · $250/mo
• Projected year-2 tax: $2,997 · $250/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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,760
• − Mortgage interest: −$7,276
• − Property taxes: −$2,997
• − Insurance: −$650
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$3,779
• Taxable income: $6,936
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $6,864/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

+333.0% since first listed

61 events — show timeline

• 2025-10-01 Listed $129,900 GAMLS
• 2025-07-01 Listing Removed — GAMLS
• 2025-05-13 Relisted — FMLS
• 2025-05-13 Relisted — GAMLS
• 2025-05-02 Pending — FMLS
• 2025-05-02 Pending — GAMLS
• 2025-04-25 Relisted — GAMLS
• 2025-04-25 Relisted — FMLS
• 2025-04-15 Pending — FMLS
• 2025-04-07 Contingent — FMLS
• 2025-04-07 Pending — GAMLS
• 2025-02-28 Price Changed $129,900 FMLS
• 2025-02-28 Price Changed $129,900 GAMLS
• 2025-02-16 Price Changed $139,000 GAMLS
• 2025-02-16 Price Changed $139,000 FMLS
• 2025-02-02 Price Changed $149,900 GAMLS
• 2025-02-02 Price Changed $149,900 FMLS
• 2024-11-25 Price Changed $168,000 FMLS
• 2024-11-25 Price Changed $168,000 GAMLS
• 2024-11-16 Price Changed $174,900 GAMLS
• 2024-11-16 Price Changed $174,900 FMLS
• 2024-11-04 Price Changed $179,000 GAMLS
• 2024-11-04 Price Changed $179,000 FMLS
• 2024-11-02 Listed $189,000 FMLS
• 2024-11-02 Listed $189,000 GAMLS
• 2022-08-31 Listing Removed — GAMLS
• 2022-08-26 Relisted — GAMLS
• 2022-08-16 Pending — GAMLS
• 2022-07-29 Relisted — GAMLS
• 2022-07-27 Pending — GAMLS
• 2022-07-05 Relisted — GAMLS
• 2022-06-21 Pending — GAMLS
• 2022-06-04 Price Changed $132,900 GAMLS
• 2022-06-04 Relisted — GAMLS
• 2022-06-02 Pending — GAMLS
• 2022-05-19 Price Changed $139,900 GAMLS
• 2022-04-13 Relisted — GAMLS
• 2022-04-11 Listing Removed — GAMLS
• 2022-04-04 Pending — GAMLS
• 2022-03-21 Price Changed $145,900 GAMLS
• 2022-02-25 Relisted — GAMLS
• 2022-02-23 Listing Removed — GAMLS
• 2022-02-15 Pending — GAMLS
• 2022-01-27 Price Changed $149,000 GAMLS
• 2022-01-17 Price Changed $159,000 GAMLS
• 2022-01-12 Price Changed $169,000 GAMLS
• 2022-01-08 Price Changed $179,000 GAMLS
• 2022-01-07 Listed $199,000 GAMLS
• 2020-08-01 Listing Removed — GAMLS
• 2020-06-17 Listed $179,900 GAMLS
• 2018-11-21 Sold (MLS) $16,500 GAMLS
• 2018-11-21 Sold (MLS) $16,500 FMLS
• 2018-11-14 Pending — GAMLS
• 2018-11-14 Pending — FMLS
• 2018-10-15 Listed $23,500 GAMLS
• 2018-10-15 Listed $23,500 FMLS
• 1999-06-07 Sold (Public Records) $30,000 Public Records
• 1997-05-16 Sold (Public Records) $39,200 Public Records
• 1993-05-21 Sold (Public Records) $33,000 Public Records
• 1992-07-12 Sold (Public Records) $24,000 Public Records
• 1978-02-03 Sold (Public Records) $30,000 Public Records

Property tax history

+28.3%/yr

Latest (2025): $2,997 · +27.0% YoY. Source: county tax records.