11 Ash St NE · Rome, GA 30161

$179,900

3 bd · 1.0 ba · 1,556 sqft · SingleFamily public records · 17 Days on market

Built 1935 10,018 sqft lot Est $254k · 29% under

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Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Rent growth +4.1/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare find in Riverside community. 3 Bedroom, 1Bath, home with separate, living room, & formal dining room. Carport & driveway parking plus an outbuilding. Screened porch.

Key facts

• 0.23 acre lot
• Garage
• Built 1935

Property features AI

Finance

• Other: Listing terms: Cash, Conventional
• HOA & community: No HOA

Exterior

• Parking: Carport (detached)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High speed internet available; Phone available; Sewer connected; Water available
• Home design: Single-family residence; House with one level; Resale property; Outbuilding on the lot
• Construction: Built in 1935; Brick construction; Composition roof; Level lot
• Exterior features: Patio; Porch (screened)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Floor furnace (natural gas); Window unit(s) for cooling
• Interior features: High ceilings; Family room; Gas log fireplace in family room; Crawl space basement
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/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 8.3% vs local median 3.4% 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.
• Floyd County (rural): math 41% / reading 40% proficiency, ranked #45 of 174 in GA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Model Elementary School (math 50% / reading 48%, grade D, #280 of 1,228 statewide, top 23%, 489 students, 56% FRL); Model Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 519 students, 41% FRL); Model High (math 36% / reading 43%, grade F, #57 of 424 statewide, top 13%, 912 students, 32% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 416 active listings in the ZIP; 7 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).

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 ~10 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.
• 3 sale attempts since 3y 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 $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 1935 — 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: 1.06% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $253,628
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Dogwood St NE	0.23mi	3/2.0	1,544 (-1%)	6mo	$305,000	$198	78
28 Ash St NE	0.04mi	3/1.0	1,709 (+10%)	7mo	$215,000	$126	76
1 Fir St	0.08mi	2/2.0 (-1)	1,449 (-7%)	3mo	$240,000	$166	74
40 Hickory St	0.41mi	3/1.0	1,565 (+1%)	9mo	$215,000	$137	72
38 Dogwood St NE	0.23mi	3/2.0	1,544 (-1%)	14mo	$300,000	$194	72
208 Chatillon Rd NE	0.14mi	3/1.5	1,688 (+8%)	8mo	$195,000	$116	70
36 Dogwood St NE	0.23mi	3/2.0	1,501 (-4%)	15mo	$310,000	$207	67
10 Beech St NE	0.04mi	2/1.0 (-1)	1,384 (-11%)	9mo	$222,500	$161	67
1 Poplar St	0.17mi	2/1.0 (-1)	1,362 (-12%)	5mo	$178,000	$131	62
61 Ash St NE	0.48mi	3/1.0	1,408 (-10%)	1mo	$230,000	$163	61
45 Hickory St NE	0.45mi	3/2.0	1,675 (+8%)	4mo	$250,000	$149	59
48 Hickory St NE	0.45mi	2/1.0 (-1)	1,345 (-14%)	9mo	$235,500	$175	44

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,839
• Equity at exit: $26,824

10-year hold

• IRR: 10.9%
• Equity multiple: 1.98×
• Total profit: $49,413
• 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: 416
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$943
• Tax from tax record: −$191 /mo · $2,291/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $295

Break-even live

Break-even rent $1,531

Max offer price $179,900

Occupancy floor 79%

Sensitivity live

Price	-10% $397	-5% $346	+0% $295	+5% $244	+10% $194
Rent	-10% $145	-5% $220	+0% $295	+5% $371	+10% $446
Rate	-1.0pp $386	-0.5pp $341	base $295	+0.5pp $249	+1.0pp $201

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 7 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	1.18mi
20 Joplin St NE Rome, GA	3.0	2.5	1740	$2,399	$1.38	44d	1	1.19mi
3 Forsyth St NE Rome, GA	3.0	2.0	1134	$1,795	$1.58	44d	1	1.25mi
525 W 13th St NE Rome, GA	2.0–3.0	2.0	1059	$1,499	$1.41	44d	12	1.27mi
100 Oakwood St NW Unit Na Rome, GA	3.0	2.0	1700	$2,150	$1.26	44d	1	1.42mi
107 Charlton St NW Rome, GA	4.0	2.0	1740	$2,400	$1.38	44d	1	1.45mi
313 Timothy Ave Rome, GA	3.0	2.5	1600	$1,900	$1.19	44d	1	1.48mi

Listing history 19 events

1. 2026-06-09
   status $179,900 Under Contract 17 DOM
2. 2026-06-08
   days on market $179,900 Active 17 DOM
3. 2026-06-07
   statusdays on market $179,900 Active 16 DOM
4. 2026-06-03
   days on market $179,900 Price Change 12 DOM
5. 2026-06-03
   pricestatus $179,900 Price Change 11 DOM
6. 2026-06-02
   days on market $189,000 New 11 DOM
7. 2026-06-01
   days on market $189,000 New 10 DOM
8. 2026-05-31
   days on market $189,000 New 9 DOM
9. 2026-05-30
   days on market $189,000 New 8 DOM
10. 2026-05-19
    listed $189,000 New
11. 2023-05-12
    soldstatus $155,000
12. 2023-05-10
    soldstatus $155,000 Sold 179-char remark

    Show marketing remark (179 chars)

    Rare find in Riverside community. 3 Bedroom, 1Bath, home with separate, living room, & formal dining room. Carport & driveway parking plus an outbuilding. Screened porch.

13. 2023-04-10
    status Under Contract 179-char remark

    Show marketing remark (179 chars)

    Rare find in Riverside community. 3 Bedroom, 1Bath, home with separate, living room, & formal dining room. Carport & driveway parking plus an outbuilding. Screened porch.

14. 2023-04-03
    status Back On Market 179-char remark

    Show marketing remark (179 chars)

    Rare find in Riverside community. 3 Bedroom, 1Bath, home with separate, living room, & formal dining room. Carport & driveway parking plus an outbuilding. Screened porch.

15. 2023-03-29
    status Under Contract 179-char remark

    Show marketing remark (179 chars)

    Rare find in Riverside community. 3 Bedroom, 1Bath, home with separate, living room, & formal dining room. Carport & driveway parking plus an outbuilding. Screened porch.

16. 2023-03-15
    listed $155,000 New 179-char remark

    Show marketing remark (179 chars)

    Rare find in Riverside community. 3 Bedroom, 1Bath, home with separate, living room, & formal dining room. Carport & driveway parking plus an outbuilding. Screened porch.

17. 1993-04-26
    soldstatus $38,000
18. 1981-07-22
    soldstatus $28,469
19. 1981-02-20
    soldstatus $14,800

ⓘ 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: $2,291 · $191/mo
• Projected year-2 tax: $2,291 · $191/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $22,856
• − Mortgage interest: −$10,077
• − Property taxes: −$2,291
• − Insurance: −$900
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$5,233
• Taxable income: $698
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $3,377/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: Floyd County
• NCES district ID: 1302190
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $47,083
• Composite: 34.64/100
• National rank: #5143
• State rank: #45 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

• 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

+1177.0% since first listed

10 events — show timeline

• 2026-05-19 Listed $189,000 GAMLS
• 2023-05-12 Sold (Public Records) $155,000 Public Records
• 2023-05-10 Sold (MLS) $155,000 GAMLS
• 2023-04-10 Pending — GAMLS
• 2023-04-03 Relisted — GAMLS
• 2023-03-29 Pending — GAMLS
• 2023-03-15 Listed $155,000 GAMLS
• 1993-04-26 Sold (Public Records) $38,000 Public Records
• 1981-07-22 Sold (Public Records) $28,469 Public Records
• 1981-02-20 Sold (Public Records) $14,800 Public Records

Property tax history

+19.7%/yr

Latest (2025): $2,291 · +25.0% YoY. Source: county tax records.