27 Willingham St SW · Rome, GA 30161

$179,900

4 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 17 Days on market

Built 1950 8,712 sqft lot Est $214k · 16% 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 +26.1/30.0
• ARV discount +14.7/15.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• 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

Currently rented at $1,350/month, this 4-bedroom, 2-bath home features central HVAC, a detached 2-car garage, and a crawlspace. Perfect opportunity for investors or buyers seeking an income-producing property in Rome.

Key facts

• Central hvac
• Detached garage
• 8,712 sq ft lot

Tags

• CENTRAL HVAC
• DETACHED GARAGE
• INCOME-PRODUCING PROPERTY

Property features AI

Exterior

• Parking: Garage with 2 parking spaces
• Utilities: Electricity available; Other water source; Other sewer; Other electric details
• Home design: One level; Resale condition
• Construction: Block foundation; Other construction materials; Other roof type; Crawl space basement
• Exterior features: Other exterior features; Other structures

Interior

• Kitchen: Other kitchen features; Appliances: Other
• Bedrooms: Four main-level bedrooms; Other bedroom features
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both on main level); Master bath with other features
• Heating & cooling: Other heating; Other cooling
• Interior features: No common walls; Other interior features
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Anna K. Davie Elementary (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 434 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 fast (+6.3%/yr); 411 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 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 $62k; list at $180k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $214,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2107 Maple Ave	0.12mi	5/2.0 (+1)	1,520 (-2%)	11mo	$210,000	$138	73
12 Azalea St SE	0.50mi	4/1.5	1,539 (-1%)	15mo	$250,000	$162	61
1908 Flannery St SW	0.28mi	3/2.0 (-1)	1,612 (+4%)	13mo	$230,000	$143	61
415 E 20th St SW	0.25mi	4/2.0	1,632 (+5%)	21mo	$225,900	$138	58
2001 Flannery St SW	0.23mi	3/2.0 (-1)	1,611 (+4%)	21mo	$146,000	$91	57
1901 Hull Ave SW	0.48mi	3/2.5 (-1)	1,444 (-7%)	3mo	$200,000	$139	52
407 E 19th St SW	0.35mi	3/2.5 (-1)	1,355 (-13%)	1mo	$180,000	$133	51
308 E 20th St SW	0.29mi	3/1.0 (-1)	1,360 (-12%)	12mo	$84,900	$62	51
211 Alfred Ave SE	0.71mi	3/2.0 (-1)	1,412 (-9%)	5mo	$220,000	$156	39
109 E 15th St SW	0.67mi	3/1.0 (-1)	1,422 (-8%)	17mo	$155,000	$109	36
2703 Maple Rd	0.75mi	3/2.0 (-1)	1,677 (+8%)	16mo	$212,000	$126	29
1403 Flannery St SW	0.69mi	3/2.0 (-1)	1,348 (-13%)	20mo	$185,000	$137	20

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: 3.2%
• Equity multiple: 1.13×
• Total profit: $6,448
• Equity at exit: $26,824

10-year hold

• IRR: 15.5%
• Equity multiple: 2.44×
• Total profit: $72,524
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$943
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $452

Break-even live

Break-even rent $1,430

Max offer price $179,900

Occupancy floor 72%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	43d	1	0.69mi
77 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	43d	1	0.76mi
50 Chateau Dr SE Rome, GA	2.0–3.0	1.5–2.0	1255	$1,599	$1.27	2d	4	0.76mi
109 Chateau Dr SE Rome, GA	4.0	3.0	1911	$2,400	$1.26	43d	1	0.87mi
331 S McLin St SW Rome, GA	3.0	1.0	1108	$1,250	$1.13	43d	1	0.93mi

Listing history 14 events

1. 2026-06-19
   days on market $179,900 Active 17 DOM
2. 2026-06-18
   days on market $179,900 Active 16 DOM
3. 2026-06-17
   days on market $179,900 Active 15 DOM
4. 2026-06-16
   days on market $179,900 Active 14 DOM
5. 2026-06-15
   days on market $179,900 Active 13 DOM
6. 2026-06-14
   days on market $179,900 Active 11 DOM
7. 2026-06-13
   days on market $179,900 Active 10 DOM
8. 2026-06-10
   days on market $179,900 Active 8 DOM
9. 2026-06-09
   days on market $179,900 Active 7 DOM
10. 2026-06-08
    days on market $179,900 Active 6 DOM
11. 2026-06-07
    days on market $179,900 Active 5 DOM
12. 2026-06-05
    days on market $179,900 Active 2 DOM
13. 2026-06-03
    remarks 217-char remark
14. 2026-06-03
    listed $179,900 Active 1 DOM

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$317/yr (+$26/mo · 23.7%)

ⓘ 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 · 19 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: $24,035
• − Mortgage interest: −$10,077
• − Property taxes: −$1,339
• − Insurance: −$900
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$5,233
• Taxable income: $2,640
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $4,795/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

+187.8% since first listed

3 events — show timeline

• 2026-06-02 Listed $179,900 GAMLS
• 2026-06-02 Listed $179,900 FMLS
• 2021-07-15 Sold (Public Records) $62,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,339 · +10.2% YoY. Source: county tax records.